Hacton · Havering · Dagenham and Rainham constituency · 51.54378, 0.20454

RM12 5LT— Hacton, Havering

Location and area intelligence for RM12 5LT, Hacton, Havering

The family fortress

 

Schools 67%Safety 78/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
78
Schools
56
Transport
30
Environment
92
Investment
39

The bottom line

RM12 5LT offers low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 5LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for RM12 5LT

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

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Compare RM12 5LT with:

Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 5LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

R J Mitchell Primary School

Requires Improvement · Inspected Jun 2023 · 3 min walk

KS2: 103.8

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 14 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 · 113 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
↑ Rising 777.8%

from a low base — still below London average

-18% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour28%
Other16%
Vehicle crime15%
Drug offences6%
Robbery4%
Theft1%
Burglary0%

Stop & search

0.6

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 · 2.6km

Crime is 24% 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£4,574/m²
Price per ft²£425/ft²
Avg floor area81.8 m²

EPC breakdown

C
8%
D
11%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

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 yield868 kWh/kWp/yr
Rebuild cost estimate£204,500
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 DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.1%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-6.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached3.3%
Terraced96.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£105k+77.1%1.4
Post-dot-com plateau2003–2004£167k£181k+8.4%2
Pre-crash peak2005–2007£170k£237k+39.4%1.7
GFC & correction2012–2012£180k£180k+0%1
Help-to-Buy recovery2014–2016£260k£352k+35.4%1
Brexit uncertainty2017–2019£357k£349k-2.4%1.7
Pandemic surge2020–2021£320k£425k+32.8%1
Rate-rise correction2022–2022£425k£425k+0%1
Current market2024–2024£399k£399k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
9.4 min walk
Emerson Park

Nearby stations

Elm Park Underground StationDistrict
10 min walk
Hornchurch Underground StationDistrict
19 min walk
Dagenham East Underground StationDistrict
33 min walk
Upminster Bridge Underground StationDistrict
34 min walk
Emerson Park Rail StationLiberty
37 min walk
No bus stops within 400m

29

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria68 min ↑
Waterloo66 min ↑
Canary Wharf ★51 min
City54 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

32

Car parks (800m)

0

EV chargers (800m)

Nearest car park149m
Santander docks (800m)0
Nearest cycle dock14.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.6 km

Energy

Solar: 868 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 yield868.1 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

43 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

538

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 678 m
1 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)

2.7km

Post office

Nearby shops

Tesco Express907 m

Nearby cafes

Ingrebourne Valley Visitor Centre791 m
Cookie Cafe916 m
Costa925 m

Nearby restaurants

Wok U Like154 m
Sunshine Fish Bar157 m
Ali Baba684 m
Greggs876 m

Nearby pubs

Good Intent369 m

Nearby gyms

Girls Allowed204 m
Abbs Cross Swimming Pool1.0 km
Abbs Cross Sports and Leisure Centre1.0 km

Nearby pharmacies

Elm Park Pharmacy871 m
Food hygiene (5-star)57% of 28

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

E

High street health

Investment

Investment grade, yield and market outlook

39

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

52.5

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,487m
Crossrail 2 route18,952m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,079 nationally

1,608

Est. population

6,945/km²

60%

Employed

29%

Degree educated

£37,400

Median income

2.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

64

Community stability

Age profile

22%
16%
20%
21%
21%
Under 1822%
18–3416%
35–4920%
50–6421%
65+21%

Tenure

46%
44%
Own outright46%
Own (mortgage)44%
Private rent7%
Social rent3%
Shared ownership1%

Ethnicity

74%
White British74%
White Other5%
Asian7%
Black9%
Mixed4%
Other0%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household14%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent7%
Social rent3%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
44%
Historic landfill (400m)
1
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
97 homes · EAST SIDE OF, OPP NOS 126-158, EAST SIDE OF, OPP NOS 126-158, SWANBOURNE DRIVE, RM12 6QZ
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Kilmartin Way, Hornchurch, RM12 5NB18 homes
completed
369 South End Road, 369, Hornchurch, RM12 5NA2 homes
completed
Land forming part of 26, Land forming part of 26, Hawkinge Way, Hornchurch, RM12 5QA1 homes
completed
Garden area adj acent 394, Garden area adj acent 394, South End Road, Hornchurch, RM12 5LX1 homes
completed
Land forming part of 26, Land forming part of 26, Cavendish Crescent, Hornchurch, RM12 5NT1 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
40.2%
Ward turnout
41%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ray MorgonHornchurch Residents Association
Reg WhitneyHornchurch Residents Association

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Key facts for RM12 5LT

Full postcodeRM12 5LT
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.543781
Longitude0.204538
Parliamentary constituencyDagenham and Rainham
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
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Food Standards
Agency
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