Hacton · Havering · Hornchurch and Upminster constituency · 51.55395, 0.22823

RM12 6ED— Hacton, Havering

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

The family fortress

 

Schools 100%Safety 81/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
81
Schools
90
Transport
30
Environment
73
Investment
28

The bottom line

RM12 6ED 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 6ED

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

Deep-dive guides for RM12 6ED

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 6ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hacton Primary School

Not yet inspected · 2 min walk

KS2: 109.0

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 13 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 · 138 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.3km

Crime is 7% 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£6,647/m²
Price per ft²£618/ft²
Avg floor area87 m²

EPC breakdown

C
4%
D
11%
E
7%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 96%Terraced 4%

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 yield865 kWh/kWp/yr
Rebuild cost estimate£217,500
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

1996–2025 · CAGR

+6.6%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.3%

per year

Acceleration

+31.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached95.8%
Terraced4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£87k-1.1%1.2
Post-dot-com plateau2001–2004£139k£195k+40.3%1
Pre-crash peak2006–2007£244k£250k+2.5%1
GFC & correction2009–2011£245k£250k+2%1
Help-to-Buy recovery2013–2015£235k£325k+38.3%1
Brexit uncertainty2018–2018£380k£380k+0%1
Pandemic surge2020–2021£356k£393k+10.2%1.5
Rate-rise correction2022–2023£440k£434k-1.4%1.5
Current market2025–2025£565k£565k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.4%
District
6.4%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
8 min walk
Emerson Park

Nearby stations

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

8

Walkability score

32

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock15.7 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: 21.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.1 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

35 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 864 m
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

140

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (635 m)

No restaurants within 800m — nearest: VJ Chicken and Pizza (742 m)

Nearest supermarketM&S Simply Food · 1.6 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)

763m

Post office

Nearby cafes

HR's Cafe House721 m
Cafe Terrace858 m

Nearby restaurants

VJ Chicken and Pizza742 m
Bamboo House744 m
Adam's Burgers and Shakes746 m
Micky's Fish & Chips756 m

Nearby pubs

The Railway Hotel635 m
The Optimist Tavern695 m

Nearby pharmacies

Boots592 m

Nearby health

St. George's Health & Wellbeing Hub864 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

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score17/100
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

49.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,476m
Crossrail 2 route20,298m

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)
3
Planning apps (12 months)
2
Planning apps (3 years)
9
Local approval rate
0%
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)
1
Largest scheme
9 homes · Haydock Close, Hornchurch, RM12 6EA
Pipeline pressure
NONE

Named schemes (500m)

Haydock Close, Hornchurch, RM12 6EA9 homes
completed
r/o 191-195, r/o 191-195, Ravenscourt Grove, Hornchurch, RM12 6JA3 homes
completed
Garage site, land south of 100, Garage site, land south of 100, Kempton Avenue, Romford, RM12 6EB2 homes
completed
56, 56, Bevan Way, Hornchurch, RM12 6EJ2 homes
completed
62, 62, Hacton Lane, Hornchurch, RM12 6PB2 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 6ED

Full postcodeRM12 6ED
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.553945
Longitude0.228226
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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for London
NHS
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