St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55954, 0.22318

RM12 6HA— St Andrew's, Havering

Location and area intelligence for RM12 6HA, St Andrew's, Havering

The practical family move

 

Schools 100%Safety 83/100Transport 34/100~3% 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
61
Safety
83
Schools
90
Transport
34
Environment
65
Investment
35

The bottom line

RM12 6HA 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 6HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM12 6HA

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

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“The practical family move”

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How RM12 6HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Langtons Infant School & Nursery

Not yet inspected · 5 min walk

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 15 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 · 140 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-17% vs borough

Crime by type

Anti-social behaviour34%
Other20%
Violence & sexual offences20%
Vehicle crime16%
Burglary8%
Theft1%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 589m

Crime is 23% 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£4,173/m²
Price per ft²£388/ft²
Avg floor area145.4 m²

EPC breakdown

D
5%
E
2%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 41%Detached 59%

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£363,500
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, 100 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

1995–2025 · CAGR

+3.5%

Total change

+180%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

-46.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Detached58.8%
Semi-detached41.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£189k£365k+93.1%1
Post-dot-com plateau2002–2003£357k£415k+16.2%1
Pre-crash peak2006–2007£483k£330k-31.7%1
GFC & correction2009–2010£330k£485k+47%1
Help-to-Buy recovery2013–2015£240k£650k+170.8%1
Rate-rise correction2022–2022£873k£873k+0%2
Current market2024–2025£915k£530k-42.1%1

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Hornchurch Underground StationDistrict
8 min walk
Upminster Bridge Underground StationDistrict
11 min walk
Emerson Park Rail StationLiberty
13 min walk
Emerson ParkNational Rail
13 min walk
Upminster Rail Stationc2c · Liberty
24 min walk
No bus stops within 400m

27

Walkability score

43

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

43

Car parks (800m)

0

EV chargers (800m)

Nearest car park151m
Santander docks (800m)0
Nearest cycle dock15.5 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: 21.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.7 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

27 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

13

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fatling (474 m)

Nearest supermarketCo-op Food · 2.0 km
15 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)

826m

Post office

Nearby shops

The Hop Shop939 m

Nearby cafes

Costa514 m

Nearby restaurants

Rumble's Fish Bar164 m
Zizzi170 m
Rienna's Restaurant201 m
Shelly's Restaurant Bar211 m

Nearby pubs

The Fatling474 m
OJ's579 m
J.J. Moon's594 m
The Railway Hotel606 m

Nearby pharmacies

Boots425 m
Superdrug559 m

Nearby health

Harrow Dental Practice701 m
Hornchurch Healthcare816 m
Food hygiene (5-star)57% of 89

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

35

Investment score

Weak

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,500m
Crossrail 2 route19,844m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,581 nationally

1,484

Est. population

4,388/km²

50%

Employed

25%

Degree educated

£34,600

Median income

4.4%

Claimant rate

Inner cityMedium densityMixed

53

Community stability

Age profile

17%
15%
16%
19%
33%
Under 1817%
18–3415%
35–4916%
50–6419%
65+33%

Tenure

40%
25%
15%
19%
Own outright41%
Own (mortgage)25%
Private rent16%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

80%
White British80%
White Other8%
Asian5%
Black3%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household35%
Unemployed3%
No qualifications28%

Housing tenure (Census 2021)

Social rent19%
Private rent16%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
50%
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)
24
Largest scheme
57 homes · 45-53, 45-53, STATION LANE, RM12 6JT
Pipeline pressure
NONE

Named schemes (500m)

45-53, 45-53, STATION LANE, RM12 6JT57 homes
completed
Land rear of 34, Land rear of 34, Station Way, Appleton Way, Hornchurch, RM12 6NB13 homes
completed
REAR OF, 63-89, REAR OF, 63-89, STATION LANE, RM1210 homes
completed
70 Station Lane, Hornchurch, RM12 6NA9 homes
completed
Stirling House, 21-25, Stirling House, 21-25, Station Lane, RM12 6JL9 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM12 6HA

Full postcodeRM12 6HA
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.559545
Longitude0.223176
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
Met
Office
Ordnance
Survey