Elm Park · Havering · Hornchurch and Upminster constituency · 51.55399, 0.20042

RM12 4RB— Elm Park, Havering

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

London's quiet achiever

 

Schools 50%Safety 76/100Transport 31/100Low yield 2.86%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
76
Schools
30
Transport
31
Environment
88
Investment
37

The bottom line

RM12 4RB offers low crime and a green environment at £545,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM12 4RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+4.8% vs London avg
vs London income-10.2% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for RM12 4RB

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

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Postcode Personality

🌿 Green Lung📈 Up & Coming🔒 Very Safe

“London's quiet achiever”

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How RM12 4RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Benhurst Primary School

Not yet inspected · Inspected Oct 2024 · 3 min walk

KS2: 106.3

—

Secondary

Hornchurch High School

Not yet inspected · 7 min walk

P8: +0.35A8: 51.5

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 121 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.6 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+53% vs borough

Crime by type

Other33%
Anti-social behaviour24%
Violence & sexual offences16%
Drug offences9%
Vehicle crime7%
Robbery6%
Burglary3%
Theft2%

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 · 1.8km

Crime is +41% above 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.

£545,000

Median sale price

Above London median by 5%

£545,000 is 5% above the London median (£520,000)

+30.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+32.4%
Sales (24 months)6
New build0.0%
Avg semi-detached£545,000
Price per m²£5,166/m²
Price per ft²£480/ft²
Avg floor area102.3 m²

EPC breakdown

B
1%
C
6%
D
13%
E
6%
F
1%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 96%Terraced 5%

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£14,750
First-time buyerFTB
£6,000
Additional propertyBTL/2nd
£31,100

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

14.5×

Price-to-income

£2,726/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£255,750
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

1995–2026 · CAGR

+6.3%

Total change

+571%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

+8.87

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached95.5%
Terraced4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£140k+75.6%2.4
Post-dot-com plateau2001–2002£128k£186k+45.5%1.5
Pre-crash peak2005–2006£215k£266k+23.7%2
GFC & correction2008–2012£205k£270k+31.7%1.2
Help-to-Buy recovery2014–2016£303k£233k-23.1%1.5
Brexit uncertainty2018–2019£407k£394k-3.2%1.5
Pandemic surge2020–2021£375k£412k+9.7%1
Rate-rise correction2022–2022£485k£485k+0%5
Current market2024–2026£575k£536k-6.9%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 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
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
Elm Park Underground StationDistrict line
5.8 min walk
Emerson Park

Nearby stations

Elm Park Underground StationDistrict
6 min walk
Hornchurch Underground StationDistrict
16 min walk
Emerson Park Rail StationLiberty
27 min walk
Emerson ParkNational Rail
27 min walk
Upminster Bridge Underground StationDistrict
31 min walk
No bus stops within 400m

31

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria71 min ↑
Waterloo70 min ↑
Canary Wharf ★55 min
City58 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 park185m
Santander docks (800m)0
Nearest cycle dock13.9 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
256m

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: 19.4 km away✗ Not Green Belt✗ Not AONB76% 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

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.4 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

271

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 573 m
2 tennis courts2 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)

2.1km

Post office

Nearby shops

Tesco Express303 m

Nearby cafes

Lakeview Palace213 m
Costa342 m
Cookie Cafe382 m

Nearby restaurants

Favorite Chicken & Ribs326 m
Greggs376 m
Ali Baba552 m
The Compasses747 m

Nearby gyms

Abbs Cross Swimming Pool541 m
Abbs Cross Sports and Leisure Centre545 m
Harrow Lodge Leisure Centre990 m

Nearby pharmacies

Elm Park Pharmacy359 m
Maylands Pharmacy680 m

Nearby health

Maylands Healthcare692 m
Maylands Dental Practice700 m
Food hygiene (5-star)52% of 71

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

37

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 66%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

57.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,840m
Crossrail 2 route18,407m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,447 nationally

1,343

Est. population

16,231/km²

59%

Employed

30%

Degree educated

£37,700

Median income

4.2%

Claimant rate

SuburbanVery high densityOwner occupiers / families

55

Community stability

Age profile

22%
20%
19%
21%
18%
Under 1822%
18–3420%
35–4919%
50–6421%
65+18%

Tenure

38%
38%
18%
Own outright38%
Own (mortgage)38%
Private rent18%
Social rent6%
Shared ownership1%

Ethnicity

68%
White British68%
White Other7%
Asian12%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household24%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent18%
Social rent6%

vs. London

Income vs London-10.2%
Price vs London+4.8%

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)
2
Planning apps (3 years)
5
Local approval rate
50%
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)
6
Largest scheme
175 homes · Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT
Pipeline pressure
NONE

Named schemes (500m)

ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU85 homes
completed
124 - 126, 124 - 126, Diban Avenue, Hornchurch, RM12 4YH5 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
196A ELM PARK AVENUE, HORNCHURCH, RM12 4SD2 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
23.6%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
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 (£545,000)

£14,750

Standard buyer

£6,000

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 4RB

Full postcodeRM12 4RB
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.553994
Longitude0.200416
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