St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55759, 0.20658

RM12 4YX— St Andrew's, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 24/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
84
Schools
60
Transport
24
Environment
88
Investment
52

The bottom line

RM12 4YX 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 4YX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for RM12 4YX

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 4YX 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 · 5 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 128 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 · 1.2km

Crime is 26% below 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£3,003/m²
Price per ft²£279/ft²
Avg floor area71.6 m²

EPC breakdown

B
2%
C
67%
D
17%

Based on 86 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£179,000
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

2002–2025 · CAGR

+4.7%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

+14.57

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£75k£75k+0%1
Pre-crash peak2005–2007£95k£120k+26.3%1.3
GFC & correction2008–2008£115k£115k+0%1
Help-to-Buy recovery2016–2016£181k£181k+0%1
Brexit uncertainty2018–2019£210k£183k-12.6%1
Pandemic surge2020–2021£206k£203k-1.7%1.5
Rate-rise correction2022–2022£227k£227k+0%3
Current market2024–2025£205k£215k+4.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

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
12.4 min walk
Emerson Park

Nearby stations

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

18

Walkability score

61

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

53

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)47
Nearest car park8m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Harrow Lodge Park Car Park40 spaces· yes
345m

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: 19.9 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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

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 · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Harrow (815 m)

Nearest supermarketCo-op Food · 1.1 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)

2.0km

Post office

Nearby shops

Tesco Express851 m

Nearby cafes

Lakeview Palace528 m
Costa910 m
Cookie Cafe953 m
Sam's Cafe1.0 km

Nearby restaurants

The Compasses191 m
KFC Hornchurch806 m
Cardamons833 m
Green Chilli839 m

Nearby pubs

The Harrow815 m

Nearby gyms

Harrow Lodge Leisure Centre500 m
Abbs Cross Sports and Leisure Centre536 m
Abbs Cross Swimming Pool563 m

Nearby pharmacies

Elm Park Pharmacy908 m

Nearby health

Harrow Dental Practice841 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

52

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,417m
Crossrail 2 route18,748m

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)
0
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
177, 177, Station Lane, Hornchurch, RM12 6LL2 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 4YX

Full postcodeRM12 4YX
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.557592
Longitude0.206577
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