St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55721, 0.20559

RM12 4YW— St Andrew's, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 25/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
84
Schools
60
Transport
25
Environment
88
Investment
46

The bottom line

RM12 4YW 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: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 4YW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for RM12 4YW

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

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“The family fortress”

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How RM12 4YW 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 · 4 min walk

KS2: 106.3

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 6 min walk

P8: -0.22A8: 46.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 127 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour24%
Other18%
Vehicle crime17%
Burglary6%
Drug offences3%
Theft0%
Robbery0%

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 · 1.3km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area71.3 m²

EPC breakdown

B
2%
C
74%
D
11%
E
4%

Based on 91 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£178,250
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 DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+0.3%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

-44.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£115k£115k+0%1
GFC & correction2010–2010£95k£95k+0%1
Help-to-Buy recovery2014–2015£125k£160k+28%1.5
Brexit uncertainty2017–2017£210k£210k+0%1
Pandemic surge2020–2021£209k£205k-1.9%1.5
Rate-rise correction2022–2023£210k£122k-42.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
11.5 min walk
Emerson Park

Nearby stations

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

17

Walkability score

47

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)

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Parking & EV

Car parks, spaces and charging points

52

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park2m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
264m

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: 19.8 km away✗ Not Green Belt✗ Not AONB75% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.9 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

24 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.3 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

182

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (851 m)

Nearest supermarketCo-op Food · 1.0 km
4 tennis courts3 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 Express777 m

Nearby cafes

Lakeview Palace449 m
Costa834 m
Cookie Cafe877 m
Sam's Cafe1.0 km

Nearby restaurants

The Compasses266 m
Favorite Chicken & Ribs810 m
Cardamons850 m
Green Chilli857 m

Nearby pubs

The Harrow851 m

Nearby gyms

Abbs Cross Sports and Leisure Centre513 m
Abbs Cross Swimming Pool537 m
Harrow Lodge Leisure Centre545 m

Nearby pharmacies

Elm Park Pharmacy835 m

Nearby health

Harrow Dental Practice919 m
Food hygiene (5-star)50% of 16

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

46

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

23.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,336m
Crossrail 2 route18,688m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,932 nationally

1,480

Est. population

8,021/km²

57%

Employed

23%

Degree educated

£34,600

Median income

5.2%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

22%
19%
19%
20%
20%
Under 1822%
18–3419%
35–4919%
50–6420%
65+20%

Tenure

33%
30%
24%
Own outright33%
Own (mortgage)30%
Private rent12%
Social rent24%
Shared ownership1%

Ethnicity

82%
White British82%
White Other6%
Asian6%
Black3%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household25%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent24%
Private rent12%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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)
1
Largest scheme
175 homes · Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT
Pipeline pressure
NONE

Named schemes (500m)

Solar Court, Serena Court, Sunrise Lodge, Sunrise Avenue, Hornchurch, RM12 4YT175 homes
completed
200-208 and land at rear of 198-208, 200-208 and land at rear of 198-208, Abbs Cross Lane, Hornchurch, RM12 4NA11 homes
completed
177 Abbs Cross Lane, Hornchurch, RM12 4YQ2 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 4YW

Full postcodeRM12 4YW
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.557206
Longitude0.205591
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