Hacton · Havering · Dagenham and Rainham constituency · 51.54670, 0.20694

RM12 5RD— Hacton, Havering

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

The family fortress

 

Schools 67%Safety 87/100Transport 31/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
87
Schools
40
Transport
31
Environment
92
Investment
31

The bottom line

RM12 5RD 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 5RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.4% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for RM12 5RD

🛡️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 5RD 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 · 5 min walk

KS2: 104.1

—

Secondary

Abbs Cross Academy and Arts College

Not yet inspected · 9 min walk

P8: -0.22A8: 46.0

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 117 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.7 incidents per 1,000 residents

Better than 79% of London
→ Stable

-51% vs borough

Crime by type

Violence & sexual offences42%
Other27%
Vehicle crime21%
Anti-social behaviour6%
Drug offences2%
Burglary2%
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 · 2.2km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,901/m²
Price per ft²£455/ft²
Avg floor area102.5 m²

EPC breakdown

C
3%
D
13%
E
4%
F
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 61%Terraced 37%Other 2%

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£256,250
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, 150 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

1996–2026 · CAGR

+7.1%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.1%

per year

Acceleration

+35.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached62.5%
Terraced37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£71k£121k+70.9%1.6
Post-dot-com plateau2001–2004£132k£209k+58%2.8
Pre-crash peak2006–2007£250k£247k-1.2%1
GFC & correction2011–2011£180k£180k+0%1
Help-to-Buy recovery2013–2016£200k£405k+102.5%1.3
Brexit uncertainty2017–2019£335k£458k+36.6%1.7
Pandemic surge2020–2021£463k£383k-17.4%2
Rate-rise correction2022–2023£500k£488k-2.4%1.5
Current market2024–2026£440k£555k+26.1%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.3%
District
7.3%
Terraced+0% α
Local
3.6%
District
3.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
8 min walk
Emerson Park

Nearby stations

Elm Park Underground StationDistrict
8 min walk
Hornchurch Underground StationDistrict
15 min walk
Upminster Bridge Underground StationDistrict
30 min walk
Emerson Park Rail StationLiberty
33 min walk
Emerson ParkNational Rail
33 min walk
No bus stops within 400m

18

Walkability score

30

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park294m
Santander docks (800m)0
Nearest cycle dock14.2 km

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: 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: 19.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.9 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

39 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 868 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

324

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Good Intent (732 m)

Nearest supermarketCo-op Food · 588 m
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)

2.4km

Post office

Nearby shops

Tesco Express726 m

Nearby cafes

Costa771 m
Cookie Cafe780 m
Ingrebourne Valley Visitor Centre858 m

Nearby restaurants

Wok U Like481 m
Sunshine Fish Bar488 m
Ali Baba579 m
Greggs727 m

Nearby pubs

Good Intent732 m

Nearby gyms

Girls Allowed343 m
Abbs Cross Swimming Pool659 m
Abbs Cross Sports and Leisure Centre690 m

Nearby pharmacies

Elm Park Pharmacy710 m
Food hygiene (5-star)63% of 27

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

31

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

56.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,795m
Crossrail 2 route19,031m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,980 nationally

1,618

Est. population

8,240/km²

59%

Employed

25%

Degree educated

£37,200

Median income

0.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

66

Community stability

Age profile

20%
16%
18%
22%
24%
Under 1820%
18–3416%
35–4918%
50–6422%
65+24%

Tenure

53%
42%
Own outright53%
Own (mortgage)42%
Private rent4%
Social rent1%
Shared ownership0%

Ethnicity

84%
White British84%
White Other4%
Asian6%
Black4%
Mixed1%
Other0%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household12%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent4%
Social rent1%

vs. London

Income vs London-11.4%

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)
1
Planning apps (3 years)
1
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)

EAST SIDE OF, OPP NOS 126-158, EAST SIDE OF, OPP NOS 126-158, SWANBOURNE DRIVE, RM12 6QZ97 homes
completed
LAND ADJACENT TO SCOTTS PRIMARY SCHOOL, LAND ADJACENT TO SCOTTS PRIMARY SCHOOL, MAYBANK AVENUE, RM12 5AJ17 homes
completed
4 Laburnum Walk, 4, Hornchurch, RM12 5RL1 homes
completed
Land adjacent 19, Land adjacent 19, Springbank Avenue, Hornchurch, RM12 5QT1 homes
completed
Land forming part of 35, Land forming part of 35, Maybank Avenue, Elm Park, RM12 5SD1 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
1,943
Constituency
Hornchurch and Upminster

Councillors

Ray MorgonHornchurch Residents Association
Reg WhitneyHornchurch Residents Association

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Key facts for RM12 5RD

Full postcodeRM12 5RD
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.546704
Longitude0.206944
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
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey