St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55791, 0.21307

RM12 4LN— St Andrew's, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
67
Safety
87
Schools
60
Transport
36
Environment
88
Investment
33

The bottom line

RM12 4LN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 4LN

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 4LN

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

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Postcode Personality

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“The family fortress”

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How RM12 4LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Suttons Primary School

Not yet inspected · 11 min walk

KS2: 106.8

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 8 min walk

P8: -0.22A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 132 min walk

4 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 906m

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,984/m²
Price per ft²£556/ft²
Avg floor area90.8 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 82%Terraced 18%

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£227,000
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, 250 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

1995–2025 · CAGR

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

-4.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached82.4%
Terraced17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£77k-14.9%1
Post-dot-com plateau2001–2003£149k£267k+79.4%2
Pre-crash peak2007–2007£362k£362k+0%1
GFC & correction2008–2008£210k£210k+0%1
Help-to-Buy recovery2016–2016£500k£500k+0%1
Brexit uncertainty2017–2019£390k£390k+0%1
Rate-rise correction2022–2022£465k£465k+0%2
Current market2025–2025£535k£535k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
3%
District
3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
6.7 min walk
Emerson Park

Nearby stations

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

12

Walkability score

31

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

60

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock14.8 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
774m

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: 20.3 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.4 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

24 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (552 m)

Nearest supermarketCo-op Food · 1.4 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)

1.5km

Post office

Nearby cafes

Costa627 m
Cafe Terrace1.1 km

Nearby restaurants

The Compasses261 m
The Cranleigh489 m
Shelly's Restaurant Bar518 m
Rumble's Fish Bar563 m

Nearby pubs

The Railway Hotel552 m
J.J. Moon's593 m
OJ's599 m
The Fatling678 m

Nearby gyms

Harrow Lodge Leisure Centre656 m
Abbs Cross Sports and Leisure Centre661 m
Abbs Cross Swimming Pool692 m

Nearby pharmacies

Boots593 m
Superdrug609 m

Nearby health

Harrow Dental Practice592 m
Hornchurch Healthcare1.0 km
St. George's Health & Wellbeing Hub1.1 km
Food hygiene (5-star)51% of 41

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

33

Investment score

Weak

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score19/100
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

51.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,813m
Crossrail 2 route19,184m

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
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
1
Largest scheme
175 homes · Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING, 50-54, LAND ADJOINING, 50-54, ABBS CROSS GARDENS, RM12 4XJ13 homes
completed
15, 15, Abbs Cross Lane, RM124 homes
completed
177, 177, Station Lane, Hornchurch, RM12 6LL2 homes
completed
87, 87, Stanley Road, Hornchurch, RM12 4JP1 homes
completed
Land forming part of 79, Land forming part of 79, Abbs Cross Lane, Hornchurch, RM12 4XW1 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 4LN

Full postcodeRM12 4LN
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.557910
Longitude0.213070
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