Elm Park · Havering · Dagenham and Rainham constituency · 51.55344, 0.19559

RM12 4PL— Elm Park, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 39/100Low yield 3.01%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
83
Schools
60
Transport
39
Environment
96
Investment
34

The bottom line

RM12 4PL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £518,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-0.3% vs London avg
vs London income-11.0% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for RM12 4PL

🛡️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 4PL 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 · 7 min walk

KS2: 106.3

—

Secondary

Hornchurch High School

Not yet inspected · 9 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 · 118 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.5 incidents per 1,000 residents

Better than 60% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour24%
Other19%
Vehicle crime8%
Burglary8%
Drug offences4%
Robbery2%
Theft1%

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 · 2.1km

Crime is 19% 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.

£518,500

Median sale price

Above London median by 0%

£518,500 is 0% above the London median (£520,000)

-20.9%

This year

Semi-detached

Dominant type

Price history

5-year change
+8.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£518,500
Price per m²£6,224/m²
Price per ft²£578/ft²
Avg floor area86 m²

EPC breakdown

C
2%
D
10%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 96%Terraced 4%

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£13,425
First-time buyerFTB
£4,675
Additional propertyBTL/2nd
£28,980

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

13.9×

Price-to-income

£2,594/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£215,000
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, 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

1996–2026 · CAGR

+5.3%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.9%

per year

Acceleration

-22.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached95.6%
Terraced4.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£88k£115k+31.4%2.7
Post-dot-com plateau2002–2004£175k£217k+24%4
Pre-crash peak2005–2007£258k£232k-9.9%2.5
GFC & correction2008–2012£271k£225k-16.9%1.8
Help-to-Buy recovery2014–2015£306k£360k+17.6%2
Brexit uncertainty2017–2017£410k£410k+0%1
Pandemic surge2020–2021£350k£476k+36%1
Rate-rise correction2022–2022£445k£445k+0%1
Current market2024–2026£513k£410k-20%2.3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
5.3 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
6 min walk
Hornchurch Underground StationDistrict
20 min walk
Dagenham East Underground StationDistrict
29 min walk
Emerson Park Rail StationLiberty
30 min walk
Romford Rail StationLiberty · Greater Anglia
32 min walk
No bus stops within 400m

30

Walkability score

54

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

26

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park149m
Santander docks (800m)0
Nearest cycle dock13.5 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
547m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 19.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.8 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

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

27 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

184

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 565 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)

1.9km

Post office

Nearby shops

Tesco Express362 m

Nearby cafes

Costa320 m
Cookie Cafe325 m
Lakeview Palace380 m

Nearby restaurants

Favorite Chicken & Ribs340 m
Greggs368 m
Ali Baba557 m

Nearby pharmacies

Maylands Pharmacy340 m
Elm Park Pharmacy379 m

Nearby health

Maylands Healthcare351 m
Maylands Dental Practice359 m
Food hygiene (5-star)49% of 69

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

34

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score21/100
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

61.5

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,527m
Crossrail 2 route18,092m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,594 nationally

1,810

Est. population

3,893/km²

62%

Employed

33%

Degree educated

£37,400

Median income

5.0%

Claimant rate

Inner cityMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
19%
21%
18%
17%
Under 1824%
18–3419%
35–4921%
50–6418%
65+17%

Tenure

41%
39%
15%
Own outright41%
Own (mortgage)39%
Private rent15%
Social rent4%
Shared ownership1%
Rent free0%

Ethnicity

57%
15%
White British57%
White Other13%
Asian15%
Black10%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household14%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent15%
Social rent4%

vs. London

Income vs London-11.0%
Price vs London-0.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
10
Local approval rate
50%
Borough approval rate
44%
Historic landfill (400m)
1
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)
6
Largest scheme
85 homes · ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU
Pipeline pressure
NONE

Named schemes (500m)

ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU85 homes
completed
SITE OF SYNAGOGUE, SITE OF SYNAGOGUE, WOBURN AVENUE, RM12 4NQ16 homes
completed
16 Elm Parade, 16 Elm Parade, Elm Park Avenue, Hornchurch, RM12 4SA3 homes
completed
Elm Park Hotel, 233, Elm Park Hotel, 233, Elm Park Avenue, Hornchurch, RM12 4RX3 homes
completed
Land adjacent 16, Land adjacent 16, Cowdray Way, Hornchurch, RM12 4AU1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£518,500)

£13,425

Standard buyer

£4,675

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 4PL

Full postcodeRM12 4PL
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.553437
Longitude0.195585
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
Survey