St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55869, 0.21736

RM12 4JS— St Andrew's, Havering

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 37/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
87
Schools
90
Transport
37
Environment
63
Investment
32

The bottom line

RM12 4JS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM12 4JS

🛡️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 4JS 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 · 7 min walk

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 13 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 136 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.0 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Vehicle crime24%
Burglary13%
Drug offences5%
Robbery5%
Anti-social behaviour0%
Theft0%

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 · 692m

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,748/m²
Price per ft²£534/ft²
Avg floor area106.7 m²

EPC breakdown

C
5%
D
10%
E
6%
F
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 55%Terraced 18%Detached 16%Flat 12%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£266,750
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, no insulation (assumed)
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

+6.5%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.5%

per year

Acceleration

-50.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 51 sales

Property Type Mix

Total: 51 sales

Detached15.7%
Semi-detached54.9%
Terraced17.6%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£90k+19.7%3.4
Post-dot-com plateau2001–2004£200k£225k+12.5%2.8
Pre-crash peak2005–2007£190k£307k+61.7%3
GFC & correction2010–2010£330k£330k+0%2
Help-to-Buy recovery2014–2015£480k£400k-16.7%2.5
Brexit uncertainty2018–2019£593k£585k-1.3%1
Pandemic surge2020–2021£615k£617k+0.3%1.5
Current market2024–2025£718k£470k-34.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.9%
District
8.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing21
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hornchurch Underground StationDistrict line
6.2 min walk
Emerson Park

Nearby stations

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

23

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria70 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City55 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)

Nearest car park183m
Santander docks (800m)0
Nearest cycle dock15.1 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 85% 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

25 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

15

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: OJ's (460 m)

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

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

The Hop Shop1.0 km

Nearby cafes

Costa449 m
Cafe Terrace1.1 km

Nearby restaurants

The Cranleigh188 m
Shelly's Restaurant Bar208 m
Rumble's Fish Bar253 m
Noor Restaurant278 m

Nearby pubs

OJ's460 m
The Railway Hotel460 m
J.J. Moon's464 m
The Fatling472 m

Nearby gyms

Abbs Cross Sports and Leisure Centre915 m

Nearby pharmacies

Boots438 m
Superdrug457 m

Nearby health

Harrow Dental Practice522 m
Hornchurch Healthcare876 m
St. George's Health & Wellbeing Hub1.1 km
Food hygiene (5-star)59% of 109

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

32

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

57.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,110m
Crossrail 2 route19,462m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,065 nationally

1,355

Est. population

7,933/km²

54%

Employed

26%

Degree educated

£37,700

Median income

2.7%

Claimant rate

Inner cityHigh densityOwner occupiers / families

64

Community stability

Age profile

17%
14%
17%
22%
30%
Under 1817%
18–3414%
35–4917%
50–6422%
65+30%

Tenure

53%
36%
Own outright53%
Own (mortgage)36%
Private rent8%
Social rent3%

Ethnicity

85%
White British85%
White Other6%
Asian4%
Black2%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household16%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent8%
Social rent3%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
3
Planning apps (3 years)
11
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
127 homes · 2A, 2A, SUTTONS LANE, RM12 6RL
Pipeline pressure
NONE

Named schemes (500m)

45-53, 45-53, STATION LANE, RM12 6JT57 homes
completed
120-126, 120-126, High Street, Hornchurch, RM12 4UL23 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
REAR OF, 63-89, REAR OF, 63-89, STATION LANE, RM1210 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 4JS

Full postcodeRM12 4JS
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.558693
Longitude0.217364
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