Hacton · Havering · Dagenham and Rainham constituency · 51.54650, 0.21944

RM12 6EP— Hacton, Havering

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

The family fortress

 

Schools 100%Safety 79/100Transport 27/100~2% yield · indicativeOnly 2 sales — thin data⚠ 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
28

The bottom line

RM12 6EP 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: 54 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM12 6EP

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 6EP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 6EP 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 · 5 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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 125 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 · 2.0km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,386/m²
Price per ft²£500/ft²
Avg floor area125.8 m²

EPC breakdown

A
4%
B
14%

Based on 18 properties · Confidence: medium

Street mix

Semi 42%Detached 58%

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£314,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2025 · CAGR

+4.8%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.6%

per year

Acceleration

-33.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 19 sales

Property Type Mix

Total: 19 sales

Detached57.9%
Semi-detached42.1%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£537k£695k+29.5%7.5
Rate-rise correction2022–2022£813k£813k+0%2
Current market2025–2025£678k£678k+0%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
4.9%
District
4.9%
Semi-detached+0% α
Local
-1.3%
District
-1.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
10.1 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
11 min walk
Elm Park Underground StationDistrict
19 min walk
Upminster Bridge Underground StationDistrict
22 min walk
Emerson Park Rail StationLiberty
31 min walk
Emerson ParkNational Rail
31 min walk
No bus stops within 400m

14

Walkability score

44

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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock15.1 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: 20.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes 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

41 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 · 246 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

100

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (914 m)

Nearest supermarketCo-op Food · 1.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby cafes

Cafe Terrace261 m
Ingrebourne Valley Visitor Centre708 m

Nearby pubs

The Railway Hotel914 m

Nearby pharmacies

Boots898 m

Nearby health

St. George's Health & Wellbeing Hub246 m
Food hygiene (5-star)64% 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

28

Investment score

Weak

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,536m
Crossrail 2 route19,878m

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)
2
Planning apps (3 years)
3
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
162
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
168, 168, Suttons Lane, Hornchurch, RM12 6RU1 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 6EP

Full postcodeRM12 6EP
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.546504
Longitude0.219439
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
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