St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55468, 0.21108

RM12 4NU— St Andrew's, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 33/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
83
Schools
60
Transport
33
Environment
85
Investment
36

The bottom line

RM12 4NU 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 4NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for RM12 4NU

🛡️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 4NU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Benhurst Primary School

Not yet inspected · Inspected Oct 2024 · 6 min walk

KS2: 106.3

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 3 min walk

P8: -0.22A8: 46.0

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 · 128 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-11% vs borough

Crime by type

Other36%
Violence & sexual offences25%
Vehicle crime17%
Anti-social behaviour11%
Drug offences7%
Robbery2%
Burglary1%
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 · 1.3km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,720/m²
Price per ft²£531/ft²
Avg floor area74.2 m²

EPC breakdown

C
17%
D
14%
E
3%
F
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 100%

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£185,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1995–2025 · CAGR

+6.5%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+0.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 43 sales

Property Type Mix

Total: 43 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£96k+48.1%1.5
Post-dot-com plateau2001–2004£121k£185k+52.3%3
Pre-crash peak2005–2007£178k£230k+29.6%2
GFC & correction2010–2012£226k£243k+7.5%1.3
Help-to-Buy recovery2013–2016£207k£337k+62.7%2
Brexit uncertainty2017–2017£375k£375k+0%1
Pandemic surge2021–2021£350k£350k+0%1
Rate-rise correction2023–2023£380k£380k+0%1
Current market2024–2025£400k£425k+6.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
6 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
7 min walk
Elm Park Underground StationDistrict
13 min walk
Emerson Park Rail StationLiberty
21 min walk
Emerson ParkNational Rail
21 min walk
Upminster Bridge Underground StationDistrict
22 min walk
No bus stops within 400m

13

Walkability score

15

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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park286m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
621m

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: 20.1 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.7 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

28 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 865 m
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

147

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (560 m)

Nearest supermarketCo-op Food · 1.0 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)

1.7km

Post office

Nearby cafes

Cafe Terrace850 m
Costa1.0 km

Nearby restaurants

The Compasses366 m
The Cranleigh753 m
Shelly's Restaurant Bar818 m
Rumble's Fish Bar857 m

Nearby pubs

The Railway Hotel560 m
J.J. Moon's978 m
OJ's983 m

Nearby gyms

Abbs Cross Sports and Leisure Centre292 m
Abbs Cross Swimming Pool321 m
Harrow Lodge Leisure Centre885 m

Nearby pharmacies

Boots601 m
Superdrug992 m

Nearby health

St. George's Health & Wellbeing Hub865 m
Harrow Dental Practice974 m
Food hygiene (5-star)67% of 9

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

36

Investment score

Weak

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score17/100
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

51.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,502m
Crossrail 2 route19,116m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,099 nationally

1,548

Est. population

9,180/km²

62%

Employed

26%

Degree educated

£37,700

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
19%
20%
22%
15%
Under 1824%
18–3419%
35–4920%
50–6422%
65+15%

Tenure

38%
44%
Own outright38%
Own (mortgage)44%
Private rent12%
Social rent6%

Ethnicity

73%
White British73%
White Other6%
Asian9%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household19%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent12%
Social rent6%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
20%
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 rear of Abbs Cross School, Land rear of Abbs Cross School, Urban Avenue, Kenilworth Gardens, Hornchurch, RM12 4YB40 homes
completed
200-208 and land at rear of 198-208, 200-208 and land at rear of 198-208, Abbs Cross Lane, Hornchurch, RM12 4NA11 homes
completed
177, 177, Station Lane, Hornchurch, RM12 6LL2 homes
completed
177 Abbs Cross Lane, Hornchurch, RM12 4YQ2 homes
completed
38 Avelon Road, Romford, RM5 3XX1 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
7,173
Constituency
Dagenham and Rainham

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM12 4NU

Full postcodeRM12 4NU
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.554684
Longitude0.211081
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
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