St Andrew's · Havering · Hornchurch and Upminster constituency · 51.56184, 0.21300

RM12 4XH— St Andrew's, Havering

Location and area intelligence for RM12 4XH, St Andrew's, Havering

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 29/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
55
Safety
61
Schools
60
Transport
29
Environment
92
Investment
60

The bottom line

RM12 4XH offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: 57 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

RM12 4XH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime+185.0% vs London avg

Deep-dive guides for RM12 4XH

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

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“High-connectivity investment target”

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How RM12 4XH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Towers Junior School

Not yet inspected · 9 min walk

KS2: 103.9

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 13 min walk

P8: -0.22A8: 46.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 136 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

185.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+209% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime10%
Drug offences7%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 607m

Crime is +185% 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£3,880/m²
Price per ft²£360/ft²
Avg floor area68.2 m²

EPC breakdown

C
18%
D
19%
E
5%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 4%Terraced 22%Flat 74%

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£170,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2024 · CAGR

+5.2%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.4%

per year

Acceleration

-51.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached4.4%
Terraced24.4%
Flat/maisonette71.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£78k+23.3%2.3
Post-dot-com plateau2001–2003£84k£121k+44.5%3.3
Pre-crash peak2005–2007£140k£230k+64.3%2
GFC & correction2009–2011£153k£145k-4.9%1
Help-to-Buy recovery2013–2015£125k£150k+20%2.3
Brexit uncertainty2017–2019£250k£345k+38%3
Pandemic surge2021–2021£215k£215k+0%3
Rate-rise correction2022–2023£350k£405k+15.7%1.5
Current market2024–2024£262k£262k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hornchurch Underground StationDistrict line
11.3 min walk
Emerson Park

Nearby stations

Emerson Park Rail StationLiberty
11 min walk
Emerson ParkNational Rail
11 min walk
Hornchurch Underground StationDistrict
12 min walk
Upminster Bridge Underground StationDistrict
20 min walk
Elm Park Underground StationDistrict
21 min walk
No bus stops within 400m

18

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria73 min ↑
Waterloo72 min ↑
Canary Wharf ★57 min
City60 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

56

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park49m
Santander docks (800m)0
Nearest cycle dock14.8 km

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: 20.4 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.2 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 NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

19 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.7 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

The Hop Shop826 m
Hillview Food & Wine1.1 km

Nearby cafes

Costa346 m
Tower's Cafe831 m

Nearby restaurants

KFC Hornchurch163 m
Fumiko230 m
Nando's440 m
The Compasses519 m

Nearby pubs

J.J. Moon's260 m
OJ's276 m
The Fatling419 m
The Harrow655 m

Nearby gyms

Harrow Lodge Leisure Centre460 m
Abbs Cross Sports and Leisure Centre1.1 km
Abbs Cross Swimming Pool1.1 km

Nearby pharmacies

Superdrug299 m
Boots436 m

Nearby health

Harrow Dental Practice191 m
Hornchurch Healthcare676 m
Food hygiene (5-star)50% of 58

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

60

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
Gross yield
6.0% (good)London avg: 3.8%Strong yield — top 10% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

High

Demand

Low

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

44.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,051m
Crossrail 2 route19,107m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,789 nationally

1,981

Est. population

6,308/km²

60%

Employed

26%

Degree educated

£34,600

Median income

5.4%

Claimant rate

Inner cityMedium densityMixed

41

Community stability

Age profile

22%
22%
22%
16%
17%
Under 1822%
18–3422%
35–4922%
50–6416%
65+17%

Tenure

26%
22%
34%
18%
Own outright26%
Own (mortgage)22%
Private rent34%
Social rent18%
Shared ownership0%

Ethnicity

67%
14%
White British67%
White Other14%
Asian7%
Black7%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household34%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent18%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
2
Planning apps (3 years)
7
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
24 homes · LAND AT, 14,16,22,24,42, LAND AT, 14,16,22,24,42, HIGH STREET, HORNCHURCH, RM12
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 14,16,22,24,42, LAND AT, 14,16,22,24,42, HIGH STREET, HORNCHURCH, RM1224 homes
completed
LAND ADJOINING, 50-54, LAND ADJOINING, 50-54, ABBS CROSS GARDENS, RM12 4XJ13 homes
completed
Rear of 26-32, Rear of 26-32, Victor Gardens, Appleton Way, RM12 4XY6 homes
completed
15, 15, Abbs Cross Lane, RM124 homes
completed
22-24, 22-24, High Street, Hornchurch, RM124 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM12 4XH

Full postcodeRM12 4XH
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.561842
Longitude0.213001
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