Elm Park · Havering · Dagenham and Rainham constituency · 51.55088, 0.19323

RM12 4PF— Elm Park, Havering

Location and area intelligence for RM12 4PF, Elm Park, Havering

The family fortress

 

Schools 100%Safety 81/100Transport 40/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
81
Schools
60
Transport
40
Environment
96
Investment
58

The bottom line

RM12 4PF 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 catches: 51 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM12 4PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.0% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for RM12 4PF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Elm Park Primary School

Not yet inspected · 9 min walk

KS2: 104.1

—

Secondary

Hornchurch High School

Not yet inspected · 13 min walk

P8: +0.35A8: 51.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 114 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
→ Stable

+1% vs borough

Crime by type

Other40%
Violence & sexual offences19%
Anti-social behaviour10%
Robbery9%
Burglary9%
Vehicle crime6%
Drug offences3%
Theft3%

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 · 2.4km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area87.8 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£219,500
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
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-25.69

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£61k£80k+31.1%1
Post-dot-com plateau2001–2003£113k£176k+55.8%1.3
Pre-crash peak2006–2007£188k£225k+19.6%2.5
GFC & correction2008–2010£250k£198k-21%1.3
Help-to-Buy recovery2013–2016£197k£327k+66.4%1
Pandemic surge2021–2021£430k£430k+0%1
Rate-rise correction2022–2022£455k£455k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Elm Park Underground StationDistrict line
4 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
5 min walk
Hornchurch Underground StationDistrict
23 min walk
Dagenham East Underground StationDistrict
25 min walk
Emerson Park Rail StationLiberty
34 min walk
Romford Rail StationLiberty · Greater Anglia
34 min walk
No bus stops within 400m

28

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria69 min ↑
Waterloo66 min ↑
Canary Wharf ★51 min
City54 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

24

Car parks (800m)

0

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock13.3 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: 18.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.6 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 COLLEGE PRACTICE

RUSH GREEN MEDICAL CENTRE, 261 DAGENHAM ROAD, RM7 0XR

20 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

216

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 472 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Tesco Express442 m
Dacia1.1 km
Sunny's Mini Market1.1 km
Yogi News & Off Licence1.1 km

Nearby cafes

Cookie Cafe328 m
Costa363 m
Lakeview Palace702 m
Silver Cafe1.1 km

Nearby restaurants

Greggs383 m
Favorite Chicken & Ribs399 m
Ali Baba480 m
Buzzgrill1.1 km

Nearby pharmacies

Maylands Pharmacy284 m
Elm Park Pharmacy412 m
Day Lewis Pharmacy1.2 km

Nearby health

Maylands Dental Practice279 m
Maylands Healthcare287 m
Food hygiene (5-star)48% of 60

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

58

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,233m
Crossrail 2 route17,996m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,956 nationally

1,786

Est. population

11,807/km²

61%

Employed

29%

Degree educated

£37,400

Median income

4.2%

Claimant rate

Inner cityHigh densityOwner occupiers / families

54

Community stability

Age profile

26%
18%
20%
21%
15%
Under 1826%
18–3418%
35–4920%
50–6421%
65+15%

Tenure

38%
38%
22%
Own outright38%
Own (mortgage)38%
Private rent22%
Social rent2%
Shared ownership0%

Ethnicity

56%
17%
White British56%
White Other10%
Asian17%
Black10%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household24%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent22%
Social rent2%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
9
Local approval rate
50%
Borough approval rate
44%
Historic landfill (400m)
3
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
113 homes · Former Dunningford School, Former Dunningford School, Dunningford Close, Hornchurch, RM12 5JP
Pipeline pressure
NONE

Named schemes (500m)

SITE OF SYNAGOGUE, SITE OF SYNAGOGUE, WOBURN AVENUE, RM12 4NQ16 homes
completed
379, 379, Elm Park Avenue, HORNCHURCH, RM12 4PE2 homes
completed
36 land adj, 36 land adj, Cowdray Way, Hornchurch, RM12 4AU1 homes
completed
Land adjacent 16, Land adjacent 16, Cowdray Way, Hornchurch, RM12 4AU1 homes
completed
39, 39, Carnforth Gardens, Hornchurch, RM12 5DR1 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
23.6%
Ward turnout
36%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Barry MugglestoneHornchurch Residents Association
Stephanie Jane NunnHornchurch Residents Association
Julie WilkesHornchurch Residents Association

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Key facts for RM12 4PF

Full postcodeRM12 4PF
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.550882
Longitude0.193226
Parliamentary constituencyDagenham and Rainham
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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