St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55705, 0.22571

RM12 6HH— St Andrew's, Havering

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

The practical family move

 

Schools 100%Safety 83/100Transport 36/100

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
83
Schools
90
Transport
36
Environment
65
Investment
56

The bottom line

RM12 6HH 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM12 6HH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM12 6HH meets your needs.

Location

RM12 6HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM12 6HH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM12 6HH with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How RM12 6HH 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 · 5 min walk

KS2: 109.0

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 14 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 139 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 911m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area107 m²

EPC breakdown

C
3%
D
8%
E
7%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 88%Terraced 13%

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£267,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.4%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.6%

per year

Acceleration

+80.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£103k£108k+4.4%1
Post-dot-com plateau2003–2003£250k£250k+0%2
Pre-crash peak2006–2007£218k£336k+54.1%1.5
GFC & correction2009–2012£218k£360k+65.5%1.7
Help-to-Buy recovery2013–2014£290k£365k+25.9%1.5
Brexit uncertainty2017–2019£510k£425k-16.7%1.7
Pandemic surge2020–2020£415k£415k+0%1
Rate-rise correction2022–2023£465k£435k-6.5%1
Current market2024–2024£755k£755k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.4%
District
4.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hornchurch Underground StationDistrict line
6.8 min walk
Emerson Park

Nearby stations

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

8

Walkability score

36

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

40

Car parks (800m)

0

EV chargers (800m)

Nearest car park54m
Santander docks (800m)0
Nearest cycle dock15.6 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: 21.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.8 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

31 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

12

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (524 m)

Nearest supermarketM&S Simply Food · 1.7 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)

697m

Post office

Nearby cafes

HR's Cafe House661 m
Costa837 m
Cafe Terrace1.0 km

Nearby restaurants

The Cranleigh424 m
Rumble's Fish Bar430 m
Shelly's Restaurant Bar465 m
Zizzi482 m

Nearby pubs

The Railway Hotel524 m
The Fatling801 m
OJ's896 m
J.J. Moon's910 m

Nearby pharmacies

Boots497 m
Superdrug878 m

Nearby health

St. George's Health & Wellbeing Hub1.0 km
Food hygiene (5-star)64% of 58

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

56

Investment score

Good

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gentrification score16/100
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

30.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,503m
Crossrail 2 route20,064m

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)
8
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
25%
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)
5
Largest scheme
57 homes · 45-53, 45-53, STATION LANE, RM12 6JT
Pipeline pressure
NONE

Named schemes (500m)

r/o 191-195, r/o 191-195, Ravenscourt Grove, Hornchurch, RM12 6JA3 homes
completed
62, 62, Hacton Lane, Hornchurch, RM12 6PB2 homes
completed
25-55 Jonathans House, 25-55 Jonathans House, Chaplaincy Gardens, Allenby Road, Hornchurch, RM11 3SH2 homes
completed
43, 43, Mill Park Avenue, Hornchurch, RM12 6HD1 homes
completed
Land between, 41 & 43, Land between, 41 & 43, Ravenscourt Grove, RM121 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

Live in RM12 6HH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM12 6HH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM12 6HH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM12 6HH

Full postcodeRM12 6HH
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.557051
Longitude0.225709
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