St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56034, 0.21607

RM12 4HZ— St Andrew's, Havering

Location and area intelligence for RM12 4HZ, St Andrew's, Havering

The practical family move

 

Schools 100%Safety 61/100Transport 31/100

Best for: Most buyers

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

Liveability
59
Safety
61
Schools
90
Transport
31
Environment
91
Investment
64

The bottom line

RM12 4HZ offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

RM12 4HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for RM12 4HZ

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

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“The practical family move”

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How RM12 4HZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Langtons Infant School & Nursery

Not yet inspected · 6 min walk

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 15 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 137 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+209% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime10%
Drug offences7%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 565m

Crime is +185% above London average

Property

Prices, sales volume and market trends

Avg floor area88.8 m²

EPC breakdown

D
8%
E
6%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 87%Terraced 13%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£222,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.8%

Total change

+488%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

+29.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached86.4%
Terraced13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£125k+54.8%1.8
Post-dot-com plateau2001–2004£146k£232k+59.6%2.2
Pre-crash peak2005–2007£248k£283k+13.9%1.7
GFC & correction2008–2012£250k£248k-0.8%1.6
Help-to-Buy recovery2014–2016£262k£353k+34.8%2.3
Brexit uncertainty2019–2019£475k£475k+0%1
Pandemic surge2020–2020£410k£410k+0%3
Rate-rise correction2022–2022£475k£475k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hornchurch Underground StationDistrict line
8.6 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
9 min walk
Emerson Park Rail StationLiberty
12 min walk
Emerson ParkNational Rail
12 min walk
Upminster Bridge Underground StationDistrict
17 min walk
Elm Park Underground StationDistrict
21 min walk
No bus stops within 400m

19

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria73 min ↑
Waterloo72 min ↑
Canary Wharf ★57 min
City60 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

47

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park101m
Santander docks (800m)0
Nearest cycle dock15.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 20.6 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.1 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): None recorded

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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

22 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

15

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.7 km
4 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

The Hop Shop874 m

Nearby cafes

Costa290 m
Tower's Cafe1.0 km

Nearby restaurants

Fumiko275 m
Noor Restaurant294 m
Onyx296 m
Sortie Grill & Bar299 m

Nearby pubs

J.J. Moon's276 m
OJ's277 m
The Fatling337 m
The Railway Hotel662 m

Nearby gyms

Harrow Lodge Leisure Centre699 m
Abbs Cross Sports and Leisure Centre1.0 km

Nearby pharmacies

Superdrug281 m
Boots320 m

Nearby health

Harrow Dental Practice320 m
Hornchurch Healthcare718 m
Food hygiene (5-star)58% of 101

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

A

High street health

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,135m
Crossrail 2 route19,344m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,789 nationally

1,981

Est. population

6,308/km²

60%

Employed

26%

Degree educated

£34,600

Median income

5.4%

Claimant rate

Inner cityMedium densityMixed

41

Community stability

Age profile

22%
22%
22%
16%
17%
Under 1822%
18–3422%
35–4922%
50–6416%
65+17%

Tenure

26%
22%
34%
18%
Own outright26%
Own (mortgage)22%
Private rent34%
Social rent18%
Shared ownership0%

Ethnicity

67%
14%
White British67%
White Other14%
Asian7%
Black7%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household34%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent18%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
3
Planning apps (3 years)
9
Local approval rate
67%
Borough approval rate
44%
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)
24
Largest scheme
57 homes · 45-53, 45-53, STATION LANE, RM12 6JT
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 14,16,22,24,42, LAND AT, 14,16,22,24,42, HIGH STREET, HORNCHURCH, RM1224 homes
completed
120-126, 120-126, High Street, Hornchurch, RM12 4UL23 homes
completed
27-31, 27-31, BILLET LANE, RM11 1XP15 homes
completed
Land rear of 34, Land rear of 34, Station Way, Appleton Way, Hornchurch, RM12 6NB13 homes
completed
13-19, 13-19, THE AVENUE, RM1212 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM12 4HZ

Full postcodeRM12 4HZ
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.560345
Longitude0.216073
Parliamentary constituencyHornchurch and Upminster
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