Hacton · Havering · Dagenham and Rainham constituency · 51.54901, 0.21062

RM12 5TP— Hacton, Havering

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

Strong, well-rated schools nearby

 

Schools 67%Safety 87/100Transport 28/100Yield 3.55%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
55
Safety
87
Schools
95
Transport
28
Environment
65
Investment
39

The bottom line

RM12 5TP offers exceptional schools (100% Good/Outstanding) and low crime at £440,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 5TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income-11.4% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for RM12 5TP

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM12 5TP 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 · 7 min walk

KS2: 109.3

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 4 min walk

P8: -0.27A8: 43.2

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 · 122 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 · 1.9km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

+21.1%

This year

Semi-detached

Dominant type

Price history

5-year change
-9.3%
Sales (24 months)6
New build0.0%
Avg semi-detached£440,000
Price per m²£5,405/m²
Price per ft²£502/ft²
Avg floor area82.6 m²

EPC breakdown

C
2%
D
12%
E
10%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 82%Detached 18%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

11.8×

Price-to-income

£2,201/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£206,500
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)
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

1996–2026 · CAGR

+6.3%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.1%

per year

Acceleration

+23.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Detached18.4%
Semi-detached81.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£129k+54.9%2
Post-dot-com plateau2001–2004£135k£210k+55.6%1.5
Pre-crash peak2005–2006£247k£250k+1%1.5
GFC & correction2008–2012£220k£247k+12.3%1
Help-to-Buy recovery2013–2016£285k£330k+15.8%1
Brexit uncertainty2017–2019£360k£405k+12.5%1.7
Pandemic surge2021–2021£485k£485k+0%3
Rate-rise correction2023–2023£485k£485k+0%1
Current market2024–2026£440k£518k+17.6%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.8%
District
5.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing5
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
Hornchurch Underground StationDistrict line
9.3 min walk
Emerson Park

Nearby stations

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

12

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria72 min ↑
Waterloo69 min ↑
Canary Wharf ★54 min
City57 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

25

Car parks (800m)

0

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock14.5 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: 20.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 2.1 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

36 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 · 585 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

220

Parks (1km)

0

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 Railway Hotel (868 m)

No restaurants within 800m — nearest: Wok U Like (843 m)

Nearest supermarketCo-op Food · 790 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)

2.0km

Post office

Nearby cafes

Cafe Terrace579 m
Ingrebourne Valley Visitor Centre960 m

Nearby restaurants

Wok U Like843 m
Sunshine Fish Bar849 m
The Compasses980 m

Nearby pubs

The Railway Hotel868 m

Nearby gyms

Abbs Cross Swimming Pool442 m
Abbs Cross Sports and Leisure Centre464 m
Girls Allowed636 m

Nearby pharmacies

Boots886 m

Nearby health

St. George's Health & Wellbeing Hub585 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

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

49.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,145m
Crossrail 2 route19,218m

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%
Price vs London-15.4%

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)
5
Planning apps (3 years)
1
Local approval rate
60%
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
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 rear of Abbs Cross School, Land rear of Abbs Cross School, Urban Avenue, Kenilworth Gardens, Hornchurch, RM12 4YB40 homes
completed
1, 1, Lancaster Drive, Hornchurch, RM12 5SU1 homes
completed
37, 37, Chevington Way, HORNCHURCH, RM12 6RW1 homes
completed
Land adjacent 19, Land adjacent 19, Springbank Avenue, Hornchurch, RM12 5QT1 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 (£440,000)

£9,500

Standard buyer

£750

First-time buyer

Save £8,750

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 5TP

Full postcodeRM12 5TP
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.549009
Longitude0.210618
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