Hylands & Harrow Lodge · Havering · Romford constituency · 51.56051, 0.19287

RM12 4HS— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM12 4HS, Hylands & Harrow Lodge, Havering

The family fortress

 

Schools 100%Safety 88/100Transport 19/100Yield 4.11%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
88
Schools
100
Transport
19
Environment
89
Investment
51

The bottom line

RM12 4HS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £380,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-26.9% vs London avg
vs London income-0.7% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for RM12 4HS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How RM12 4HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harrow Lodge Primary School

Outstanding · Inspected Jun 2022 · 2 min walk

KS2: 105.0

—

Secondary

Hornchurch High School

Not yet inspected · 7 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 124 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-63% vs borough

Crime by type

Other30%
Vehicle crime26%
Violence & sexual offences26%
Anti-social behaviour9%
Drug offences7%
Burglary2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.0km

Crime is 66% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

+31.7%

This year

Terraced

Dominant type

Price history

5-year change
+10.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£385,500
Avg terraced£300,000
Price per m²£7,631/m²
Price per ft²£709/ft²
Avg floor area50.1 m²

EPC breakdown

C
18%
D
19%
E
2%

Based on 39 properties · Confidence: high

Street mix

Semi 44%Terraced 56%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.1×

Price-to-income

£1,901/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£125,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.0%

per year

Acceleration

-17.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 126 sales

Property Type Mix

Total: 126 sales

Semi-detached43.7%
Terraced56.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£111k+117.6%5
Post-dot-com plateau2001–2004£88k£152k+72.7%5.8
Pre-crash peak2005–2007£174k£225k+29.7%4.3
GFC & correction2008–2011£182k£176k-3.4%2.8
Help-to-Buy recovery2013–2016£184k£255k+39%5.5
Brexit uncertainty2017–2019£308k£283k-8.3%3
Pandemic surge2020–2021£325k£345k+6.2%2.5
Rate-rise correction2022–2023£366k£312k-14.8%3.5
Current market2024–2026£313k£395k+26.4%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.7%
District
6.7%
Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Elm Park Underground StationDistrict line
15 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
16 min walk
Romford Rail StationLiberty · Elizabeth line
22 min walk
RomfordNational Rail
22 min walk
Hornchurch Underground StationDistrict
24 min walk
Emerson Park Rail StationLiberty
26 min walk
No bus stops within 400m

12

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf ★57 min
City63 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park336m
Santander docks (800m)0
Nearest cycle dock13.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.1 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 3.6 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield865.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

17 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (635 m)

Nearest supermarketALDI · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby cafes

Roneo Cafe643 m
Sam's Cafe676 m
Lakeview Palace696 m
Costa1.1 km

Nearby restaurants

Burger King540 m
Essex Chef610 m
Oriental Chef653 m
Indo Grill666 m

Nearby pubs

The Crown635 m

Nearby pharmacies

Tesco Pharmacy592 m
Maylands Pharmacy857 m

Nearby health

Maylands Healthcare864 m
Maylands Dental Practice879 m
Food hygiene (5-star)58% of 26

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65.2

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,825m
Crossrail 2 route17,754m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,996 nationally

1,931

Est. population

10,359/km²

65%

Employed

27%

Degree educated

£41,700

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

24%
19%
21%
20%
17%
Under 1824%
18–3419%
35–4921%
50–6420%
65+17%

Tenure

42%
44%
Own outright42%
Own (mortgage)44%
Private rent10%
Social rent4%
Shared ownership0%

Ethnicity

72%
White British72%
White Other4%
Asian11%
Black8%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household13%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent10%
Social rent4%

vs. London

Income vs London-0.7%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
25%
Borough approval rate
44%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
126 homes · FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, UPPER RAINHAM ROAD, RM12
Pipeline pressure
NONE

Named schemes (500m)

JUNCTION OF, JUNCTION OF, HORNCHURCH ROAD, & PARK LANE, RM11 1EH18 homes
completed
land to the r/o Garrick House, land to the r/o Garrick House, Adelphi Crescent, RM12 4LB5 homes
completed
33, 33, Albany Road, Hornchurch, RM12 4AE2 homes
completed
111, 111, Albany Road, Hornchurch, RM12 4AG2 homes
completed
30, 30, Hall Lane, Upminster, RM14 1AF2 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
15.6%
Ward turnout
38%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

James Thomas GlassHornchurch Residents Association
John WoodHornchurch Residents Association
Christine SmithConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM12 4HS

Full postcodeRM12 4HS
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.560511
Longitude0.192867
Parliamentary constituencyRomford
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey