Hacton · Havering · Hornchurch and Upminster constituency · 51.55549, 0.22886

RM12 6BJ— Hacton, Havering

Location and area intelligence for RM12 6BJ, Hacton, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 32/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
81
Schools
60
Transport
32
Environment
66
Investment
45

The bottom line

RM12 6BJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 6BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for RM12 6BJ

🛡️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 6BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hacton Primary School

Not yet inspected · 4 min walk

KS2: 109.0

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: +0.72A8: 62.8

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 · 139 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
→ Stable

+1% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Robbery5%
Drug offences4%
Theft3%

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.2km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area99.7 m²

EPC breakdown

C
1%
D
4%
F
1%

Based on 6 properties · Confidence: low

Street mix

Semi 89%Terraced 11%

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

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£249,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 75 mm loft insulation
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

1997–2018 · CAGR

+8.8%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.0%

per year

Acceleration

+35.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached88.9%
Terraced11.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£90k£89k-1.7%1.5
Pre-crash peak2005–2005£215k£215k+0%2
Help-to-Buy recovery2015–2016£353k£375k+6.2%1
Brexit uncertainty2018–2018£533k£533k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
11.5%
District
11.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster Bridge Underground StationDistrict line
6.2 min walk
Emerson Park

Nearby stations

Upminster Bridge Underground StationDistrict
7 min walk
Hornchurch Underground StationDistrict
9 min walk
Upminster Rail Stationc2c · Liberty
20 min walk
Upminster Underground StationDistrict
20 min walk
Emerson Park Rail StationLiberty
20 min walk
No bus stops within 400m

12

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria71 min ↑
Waterloo68 min ↑
Canary Wharf ★53 min
City56 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

37

Car parks (800m)

0

EV chargers (800m)

Nearest car park73m
Santander docks (800m)0
Nearest cycle dock15.8 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: 21.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.9 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

34 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (679 m)

Nearest supermarketM&S Simply Food · 1.5 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

605m

Post office

Nearby cafes

HR's Cafe House564 m

Nearby restaurants

VJ Chicken and Pizza589 m
Bamboo House591 m
Adam's Burgers and Shakes595 m
Micky's Fish & Chips597 m

Nearby pubs

The Railway Hotel679 m
The Windmill788 m
The Optimist Tavern823 m

Nearby pharmacies

Boots641 m
Food hygiene (5-star)71% of 7

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

45

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
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.6

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,601m
Crossrail 2 route20,310m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,252 nationally

1,664

Est. population

6,473/km²

64%

Employed

28%

Degree educated

£40,700

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

23%
17%
21%
22%
18%
Under 1823%
18–3417%
35–4921%
50–6422%
65+18%

Tenure

42%
43%
Own outright42%
Own (mortgage)43%
Private rent9%
Social rent6%
Shared ownership0%

Ethnicity

81%
White British81%
White Other6%
Asian6%
Black4%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household17%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent9%
Social rent6%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
0%
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)
1
Largest scheme
9 homes · Haydock Close, Hornchurch, RM12 6EA
Pipeline pressure
NONE

Named schemes (500m)

r/o 191-195, r/o 191-195, Ravenscourt Grove, Hornchurch, RM12 6JA3 homes
completed
56, 56, Bevan Way, Hornchurch, RM12 6EJ2 homes
completed
62, 62, Hacton Lane, Hornchurch, RM12 6PB2 homes
completed
40, 40, Central Drive, Hornchurch, RM12 6AX1 homes
completed
56, 56, Central Drive, Hornchurch, RM12 6BA1 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
40.2%
Ward turnout
41%
Election year
2022
MP
Julia Lopez (Conservative)
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 6BJ

Full postcodeRM12 6BJ
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.555489
Longitude0.228864
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
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Office
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