St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55959, 0.21273

RM12 4JG— St Andrew's, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 27/100Low yield 3.32%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
84
Schools
60
Transport
27
Environment
90
Investment
46

The bottom line

RM12 4JG offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £470,000 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 4JG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.6% vs London avg
vs London income-17.6% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for RM12 4JG

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4JG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Towers Junior School

Not yet inspected · 12 min walk

KS2: 103.9

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 10 min walk

P8: -0.22A8: 46.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 134 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour24%
Other18%
Vehicle crime17%
Burglary6%
Drug offences3%
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 · 777m

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

+38.9%

This year

Semi-detached

Dominant type

Price history

5-year change
+17.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£470,000
Avg terraced£498,750
Price per m²£5,251/m²
Price per ft²£488/ft²
Avg floor area89.7 m²

EPC breakdown

C
2%
D
15%
E
9%

Based on 26 properties · Confidence: medium

Street mix

Semi 86%Terraced 14%

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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

13.6×

Price-to-income

£2,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£224,250
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 DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.9%

per year

Acceleration

+62.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached86.2%
Terraced13.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£89k£122k+37.1%2.8
Post-dot-com plateau2001–2004£159k£248k+55.5%2
Pre-crash peak2005–2007£187k£235k+25.7%2.7
GFC & correction2008–2012£255k£272k+6.9%2
Help-to-Buy recovery2013–2016£242k£420k+73.9%2.2
Brexit uncertainty2017–2019£445k£493k+10.7%1.3
Pandemic surge2021–2021£400k£400k+0%2
Rate-rise correction2022–2022£470k£470k+0%3
Current market2024–2025£360k£500k+38.9%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hornchurch Underground StationDistrict line
8.7 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
9 min walk
Emerson Park Rail StationLiberty
14 min walk
Emerson ParkNational Rail
14 min walk
Elm Park Underground StationDistrict
18 min walk
Upminster Bridge Underground StationDistrict
20 min walk
No bus stops within 400m

13

Walkability score

43

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

58

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock14.8 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: 20.4 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.3 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (441 m)

Nearest supermarketCo-op Food · 1.5 km
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby cafes

Costa494 m
Tower's Cafe1.1 km

Nearby restaurants

The Compasses311 m
KFC Hornchurch408 m
Fumiko422 m
Shelly's Restaurant Bar515 m

Nearby pubs

J.J. Moon's441 m
OJ's450 m
The Fatling556 m
The Railway Hotel702 m

Nearby gyms

Harrow Lodge Leisure Centre520 m
Abbs Cross Sports and Leisure Centre816 m
Abbs Cross Swimming Pool848 m

Nearby pharmacies

Superdrug465 m
Boots551 m

Nearby health

Harrow Dental Practice419 m
Hornchurch Healthcare892 m
Food hygiene (5-star)47% of 38

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

46

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

55.1

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,896m
Crossrail 2 route19,129m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,932 nationally

1,480

Est. population

8,021/km²

57%

Employed

23%

Degree educated

£34,600

Median income

5.2%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

22%
19%
19%
20%
20%
Under 1822%
18–3419%
35–4919%
50–6420%
65+20%

Tenure

33%
30%
24%
Own outright33%
Own (mortgage)30%
Private rent12%
Social rent24%
Shared ownership1%

Ethnicity

82%
White British82%
White Other6%
Asian6%
Black3%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household25%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent24%
Private rent12%

vs. London

Income vs London-17.6%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
50%
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)
0
Largest scheme
175 homes · Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT
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
LAND ADJOINING, 50-54, LAND ADJOINING, 50-54, ABBS CROSS GARDENS, RM12 4XJ13 homes
completed
22-24, 22-24, High Street, Hornchurch, RM124 homes
completed
15, 15, Abbs Cross Lane, RM124 homes
completed
23-27, 23-27, High Street, Hornchurch, RM11 1TP4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£470,000)

£11,000

Standard buyer

£2,250

First-time buyer

Save £8,750

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 4JG

Full postcodeRM12 4JG
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.559589
Longitude0.212733
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