Elm Park · Havering · Dagenham and Rainham constituency · 51.55318, 0.19575

RM12 4PP— Elm Park, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
65
Safety
83
Schools
60
Transport
39
Environment
96
Investment
32

The bottom line

RM12 4PP 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: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4PP

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

Deep-dive guides for RM12 4PP

🛡️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 4PP 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

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£5,334/m²
Price per ft²£496/ft²
Avg floor area114.6 m²

EPC breakdown

C
1%
D
5%
E
1%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 90%Terraced 11%

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£286,500
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
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

1995–2024 · CAGR

+7.2%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.3%

per year

Acceleration

+24.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached89.5%
Terraced10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£78k£115k+46.8%1.7
Post-dot-com plateau2001–2003£106k£174k+64.5%1.3
Pre-crash peak2005–2006£220k£227k+3.2%1
GFC & correction2009–2012£273k£273k+0%1.7
Brexit uncertainty2017–2017£460k£460k+0%1
Rate-rise correction2022–2022£465k£465k+0%1
Current market2024–2024£583k£583k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.6%
District
8.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
5 min walk
Romford

Nearby stations

Elm Park Underground StationDistrict
5 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

48

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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park127m
Santander docks (800m)0
Nearest cycle dock13.5 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
553m

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 · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

207

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 · 534 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 Express336 m

Nearby cafes

Costa291 m
Cookie Cafe295 m
Lakeview Palace393 m

Nearby restaurants

Favorite Chicken & Ribs312 m
Greggs339 m
Ali Baba527 m

Nearby pharmacies

Maylands Pharmacy347 m
Elm Park Pharmacy351 m

Nearby health

Maylands Healthcare358 m
Maylands Dental Practice365 m
Food hygiene (5-star)49% of 70

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 (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

51.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,520m
Crossrail 2 route18,109m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
9
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
Elm Park Hotel, 233, Elm Park Hotel, 233, Elm Park Avenue, Hornchurch, RM12 4RX3 homes
completed
16 Elm Parade, 16 Elm Parade, Elm Park Avenue, Hornchurch, RM12 4SA3 homes
completed
81, 81, Laburnum Avenue, Hornchurch, RM12 4HF1 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 4PP

Full postcodeRM12 4PP
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.553182
Longitude0.195746
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
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