Hylands & Harrow Lodge · Havering · Romford constituency · 51.56501, 0.19057

RM12 4TQ— Hylands & Harrow Lodge, Havering

Location and area intelligence for RM12 4TQ, Hylands & Harrow Lodge, Havering

The family fortress

 

Schools 100%Safety 66/100Transport 20/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
66
Schools
100
Transport
20
Environment
91
Investment
32

The bottom line

RM12 4TQ 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: very high noise — check proximity to rail lines and 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4TQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for RM12 4TQ

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4TQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Harrow Lodge Primary School

Outstanding · Inspected Jun 2022 · 5 min walk

KS2: 105.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.39A8: 55.0

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 · 129 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 5325.0%

+94% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime12%
Drug offences6%
Burglary5%
Theft4%
Robbery4%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

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 +79% above 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£5,466/m²
Price per ft²£508/ft²
Avg floor area91.3 m²

EPC breakdown

C
2%
D
15%
E
6%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 77%Terraced 3%Detached 10%Flat 7%Other 3%

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£228,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.2%

Total change

+697%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

+16.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 30 sales

Property Type Mix

Total: 30 sales

Detached10%
Semi-detached80%
Terraced3.3%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£64k+0.3%1.8
Post-dot-com plateau2001–2003£178k£145k-18.6%2
Pre-crash peak2005–2006£230k£242k+5%3
GFC & correction2008–2009£224k£325k+45.4%1.5
Help-to-Buy recovery2016–2016£385k£385k+0%1
Brexit uncertainty2017–2019£335k£360k+7.5%1.5
Pandemic surge2021–2021£420k£420k+0%1
Rate-rise correction2023–2023£490k£490k+0%1
Current market2024–2026£460k£510k+10.9%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing8
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
Romford Rail StationLiberty line
14.5 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
15 min walk
RomfordNational Rail
15 min walk
Elm Park Underground StationDistrict
22 min walk
Emerson Park Rail StationLiberty
26 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
27 min walk
No bus stops within 400m

35

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria74 min ↑
Waterloo69 min ↑
Canary Wharf ★57 min
City63 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park98m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Rom Valley Retail Park· no
598m
🅿️
Queens Hospital Surface· yes
606m
🅿️
Queens Hospital Surface· yes
720m
🅿️
Queens Hospital Multi-storey· yes
726m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.0 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting 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): 1

Landslide susceptibility: Low

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

10 min walk

71%

Recommend GP

71%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 897 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketALDI · 566 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

1.0km

Post office

Nearby cafes

Roneo Cafe200 m
Sam's Cafe575 m
Mazing757 m
Cafe Shot775 m

Nearby restaurants

Essex Chef162 m
Burger King204 m
Oriental Chef221 m
Indo Grill232 m

Nearby pubs

The Crown151 m
The Wheatsheaf776 m
The Durham Arms821 m
De Quilox Lounge and Bar1.1 km

Nearby pharmacies

Tesco Pharmacy137 m

Nearby health

Queens Hospital781 m
Food hygiene (5-star)49% of 45

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

32

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score16/100
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

31.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,001m
Crossrail 2 route17,516m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,096 nationally

1,861

Est. population

5,342/km²

59%

Employed

32%

Degree educated

£38,600

Median income

6.0%

Claimant rate

SuburbanMedium densityMixed

53

Community stability

Age profile

25%
22%
19%
18%
15%
Under 1825%
18–3422%
35–4920%
50–6418%
65+16%

Tenure

33%
34%
16%
15%
Own outright33%
Own (mortgage)34%
Private rent16%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

56%
14%
White British56%
White Other12%
Asian14%
Black11%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household27%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent16%
Social rent15%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
0%
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)
24
Largest scheme
116 homes · FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0
Pipeline pressure
NONE

Named schemes (500m)

Neopost House, Neopost House, South Street, Romford, RM1 2AR115 homes
completed
Dukes Hall, Dukes Hall, Maygreen Crescent, Hornchurch, RM11 1EJ58 homes
completed
353-357, 353-357, South Street, 2 Clydesdale Road, Romford, RM1 2AP32 homes
completed
CONSTRUCTION HOUSE, CONSTRUCTION HOUSE, GRENFELL AVENUE, RM12 4DQ22 homes
completed
JUNCTION OF, JUNCTION OF, HORNCHURCH ROAD, & PARK LANE, RM11 1EH18 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
15.6%
Ward turnout
38%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

James Thomas GlassHornchurch Residents Association
John WoodHornchurch Residents Association
Christine SmithConservative

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Key facts for RM12 4TQ

Full postcodeRM12 4TQ
Postcode districtRM12
BoroughLondon Borough of Havering
WardHylands & Harrow Lodge
Latitude51.565014
Longitude0.190573
Parliamentary constituencyRomford
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