Hacton · Havering · Dagenham and Rainham constituency · 51.54774, 0.22071

RM12 6EN— Hacton, Havering

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

The family fortress

 

Schools 100%Safety 79/100Transport 27/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
79
Schools
90
Transport
27
Environment
92
Investment
47

The bottom line

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

The catches: 56 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM12 6EN

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-11.4% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for RM12 6EN

🛡️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 6EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Suttons Primary School

Not yet inspected · 4 min walk

KS2: 106.8

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 6 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 127 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.5 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+26% vs borough

Crime by type

Other27%
Anti-social behaviour22%
Violence & sexual offences21%
Vehicle crime14%
Burglary9%
Drug offences3%
Theft2%
Robbery2%

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 +16% above London average

Property

Prices, sales volume and market trends

Avg floor area108.8 m²

EPC breakdown

A
1%
B
4%

Based on 5 properties · Confidence: low

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£272,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.10 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2022£570k£570k+0%4

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
8.6 min walk
Emerson Park

Nearby stations

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

13

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria74 min ↑
Waterloo71 min ↑
Canary Wharf ★56 min
City59 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 park149m
Santander docks (800m)0
Nearest cycle dock15.2 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: 20.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.9 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

40 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 · 158 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (784 m)

No restaurants within 800m — nearest: The Cranleigh (1.2 km)

Nearest supermarketCo-op Food · 1.5 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby cafes

Cafe Terrace172 m
Ingrebourne Valley Visitor Centre871 m

Nearby restaurants

The Cranleigh1.2 km

Nearby pubs

The Railway Hotel784 m

Nearby pharmacies

Boots763 m

Nearby health

St. George's Health & Wellbeing Hub158 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

A

High street health

Investment

Investment grade, yield and market outlook

47

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 score20/100
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

44.5

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,680m
Crossrail 2 route19,932m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,994 nationally

1,365

Est. population

3,056/km²

57%

Employed

27%

Degree educated

£37,200

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

18%
18%
17%
20%
27%
Under 1818%
18–3418%
35–4917%
50–6420%
65+27%

Tenure

50%
37%
Own outright50%
Own (mortgage)37%
Private rent11%
Social rent2%

Ethnicity

80%
White British80%
White Other7%
Asian7%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household14%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent11%
Social rent2%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
4
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
163
Largest scheme
776 homes · St George's Hospital Phase 1, St George's Hospital Phase 1, Suttons Lane, Hornchurch, RM12 6RS
Pipeline pressure
NONE

Named schemes (500m)

St George's Hospital Phase 1, St George's Hospital Phase 1, Suttons Lane, Hornchurch, RM12 6RS776 homes
completed
Former St. Georges Hospital, Former St. Georges Hospital, Suttons Lane, Hornchurch, RM12 6RS162 homes
completed
Land adjacent to 27, Land adjacent to 27, Winifred Avenue, Hornchurch, RM12 6SU1 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 6EN

Full postcodeRM12 6EN
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.547739
Longitude0.220711
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
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