Elm Park · Havering · Hornchurch and Upminster constituency · 51.55098, 0.20177

RM12 4YH— Elm Park, Havering

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

The family fortress

 

Schools 67%Safety 76/100Transport 35/100Yield 4.02%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
76
Schools
40
Transport
35
Environment
88
Investment
50

The bottom line

RM12 4YH offers low crime and a green environment at £388,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

RM12 4YH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.4% vs London avg
vs London income-10.2% vs London avg
vs London crime+41.0% vs London avg

Deep-dive guides for RM12 4YH

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4YH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Elm Park Primary School

Not yet inspected · 2 min walk

KS2: 104.1

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 6 min walk

P8: -0.22A8: 46.0

67% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 119 min walk

2 primaries · 3 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 · 2.0km

Crime is +41% above London average

Property

2 Jul

Prices, sales volume and market trends

£388,000

Median sale price

25% below London median

£388,000 is 25% below the London median (£520,000)

+23.1%

This year

Terraced

Dominant type

Price history

5-year change
+15.8%
Sales (24 months)10
New build0.0%
Avg terraced£388,000
Price per m²£5,079/m²
Price per ft²£472/ft²
Avg floor area78.1 m²

EPC breakdown

C
12%
D
21%
E
3%

Based on 36 properties · Confidence: high

Street mix

Semi 6%Terraced 91%Detached 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

Stamp duty

Standard buyer£6,900
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,540

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

10.3×

Price-to-income

£1,941/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£195,250
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, 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

1995–2025 · CAGR

+6.6%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

+9.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 79 sales

Property Type Mix

Total: 79 sales

Detached2.5%
Semi-detached6.3%
Terraced91.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£85k+41.7%3
Post-dot-com plateau2001–2003£105k£163k+56%2.3
Pre-crash peak2005–2006£167k£179k+7.2%5
GFC & correction2008–2012£221k£168k-24.2%2.2
Help-to-Buy recovery2013–2016£210k£320k+52.4%2
Brexit uncertainty2017–2019£335k£351k+4.6%1.3
Pandemic surge2021–2021£335k£335k+0%3
Rate-rise correction2022–2023£411k£330k-19.7%3
Current market2024–2025£350k£405k+15.7%6

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Elm Park Underground StationDistrict line
3.1 min walk
Emerson Park

Nearby stations

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

37

Walkability score

23

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

27

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park55m
Santander docks (800m)0
Nearest cycle dock13.9 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
554m

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: 19.4 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 2.4 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

33 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.2 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

352

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Good Intent (1.2 km)

Nearest supermarketCo-op Food · 291 m
4 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)

2.4km

Post office

Nearby shops

Tesco Express158 m

Nearby cafes

Costa232 m
Cookie Cafe264 m
Lakeview Palace561 m

Nearby restaurants

Favorite Chicken & Ribs197 m
Greggs211 m
Ali Baba265 m
Wok U Like841 m

Nearby pubs

Good Intent1.2 km

Nearby gyms

Abbs Cross Swimming Pool461 m
Abbs Cross Sports and Leisure Centre483 m
Girls Allowed908 m

Nearby pharmacies

Elm Park Pharmacy181 m
Food hygiene (5-star)57% of 76

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

50

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

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

33/100

Velocity score

Future outlook

61.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,737m
Crossrail 2 route18,571m

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-25.4%

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)
4
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)
5
Largest scheme
85 homes · ST. LEONARDS HAMLET, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM11 1DU
Pipeline pressure
NONE

Named schemes (500m)

41-43, 70, 41-43, 70, Maylands Avenue, Coronation Drive, Hornchurch, RM12 5BL5 homes
completed
124 - 126, 124 - 126, Diban Avenue, Hornchurch, RM12 4YH5 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
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 (£388,000)

£6,900

Standard buyer

£0

First-time buyer

Save £6,900

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 4YH

Full postcodeRM12 4YH
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.550983
Longitude0.201771
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