Hacton · Havering · Dagenham and Rainham constituency · 51.54459, 0.20908

RM12 5SF— Hacton, Havering

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

The family fortress

 

Schools 67%Safety 88/100Transport 27/100Yield 5.57%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
88
Schools
95
Transport
27
Environment
92
Investment
56

The bottom line

RM12 5SF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £280,000 median — 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 5SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-46.2% vs London avg
vs London income-11.4% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for RM12 5SF

🛡️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 5SF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Scotts Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 109.3

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 9 min walk

P8: -0.27A8: 43.2

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 · 117 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.5 incidents per 1,000 residents

Better than 84% of London
→ Stable

-62% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Vehicle crime19%
Anti-social behaviour17%
Drug offences6%
Burglary6%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.4km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

+4.7%

This year

Flat

Dominant type

Price history

5-year change
+2.8%
Sales (24 months)5
New build0.0%
Avg flat£280,000
Price per m²£4,938/m²
Price per ft²£459/ft²
Avg floor area57 m²

EPC breakdown

B
3%
C
35%

Based on 38 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

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

7.5×

Price-to-income

£1,401/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£142,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2004–2026 · CAGR

+2.3%

Total change

+64%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-6.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 74 sales

Property Type Mix

Total: 74 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£169k£169k+0%32
Pre-crash peak2005–2007£168k£185k+10%2
GFC & correction2008–2012£173k£174k+0.9%2
Help-to-Buy recovery2013–2016£176k£265k+51%2.5
Brexit uncertainty2017–2019£260k£256k-1.5%1.7
Pandemic surge2020–2020£270k£270k+0%1
Rate-rise correction2022–2023£280k£280k-0.2%2
Current market2024–2026£265k£278k+4.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.3%
District
2.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
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
11.1 min walk
Emerson Park

Nearby stations

Elm Park Underground StationDistrict
12 min walk
Hornchurch Underground StationDistrict
16 min walk
Upminster Bridge Underground StationDistrict
30 min walk
Emerson Park Rail StationLiberty
35 min walk
Emerson ParkNational Rail
35 min walk
No bus stops within 400m

20

Walkability score

55

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

26

Car parks (800m)

0

EV chargers (800m)

Nearest car park74m
Santander docks (800m)0
Nearest cycle dock14.3 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: 19.8 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

42 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 829 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

262

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Good Intent (615 m)

Nearest supermarketCo-op Food · 835 m
3 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 cafes

Ingrebourne Valley Visitor Centre583 m
Cafe Terrace833 m

Nearby restaurants

Wok U Like481 m
Sunshine Fish Bar484 m
Ali Baba830 m

Nearby pubs

Good Intent615 m

Nearby gyms

Girls Allowed154 m
Abbs Cross Swimming Pool895 m
Abbs Cross Sports and Leisure Centre924 m

Nearby health

St. George's Health & Wellbeing Hub829 m
Food hygiene (5-star)71% of 14

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

56

Investment score

Good

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

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

25/100

Velocity score

Future outlook

59.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,805m
Crossrail 2 route19,233m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,002 nationally

1,598

Est. population

8,619/km²

60%

Employed

27%

Degree educated

£37,200

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

22%
18%
18%
22%
20%
Under 1822%
18–3418%
35–4918%
50–6422%
65+20%

Tenure

47%
37%
Own outright47%
Own (mortgage)37%
Private rent8%
Social rent6%
Shared ownership2%

Ethnicity

79%
White British79%
White Other4%
Asian9%
Black4%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent8%
Social rent6%

vs. London

Income vs London-11.4%
Price vs London-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
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
Land adjacent 19, Land adjacent 19, Springbank Avenue, Hornchurch, RM12 5QT1 homes
completed
Land forming part of 26, Land forming part of 26, Hawkinge Way, Hornchurch, RM12 5QA1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

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 5SF

Full postcodeRM12 5SF
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.544586
Longitude0.209077
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