St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55609, 0.22622

RM12 6HL— St Andrew's, Havering

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

The hidden gem

 

Schools 100%Safety 83/100Transport 36/100Low yield 2.67%

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
83
Schools
90
Transport
36
Environment
65
Investment
34

The bottom line

RM12 6HL offers exceptional schools (100% Good/Outstanding) and low crime at £585,000 median — 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 6HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+12.5% vs London avg
vs London income-17.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM12 6HL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How RM12 6HL 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 · 3 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 138 min walk

5 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 · 1.0km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£585,000

Median sale price

Above London median by 13%

£585,000 is 13% above the London median (£520,000)

+50.4%

This year

Semi-detached

Dominant type

Price history

5-year change
+65.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£585,000
Price per m²£6,126/m²
Price per ft²£569/ft²
Avg floor area93.5 m²

EPC breakdown

C
3%
D
11%
E
14%
F
3%

Based on 31 properties · Confidence: high

Street mix

Semi 90%Terraced 8%Detached 2%

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

Stamp duty

Standard buyer£16,750
First-time buyerFTB
£8,000
Additional propertyBTL/2nd
£34,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.9×

Price-to-income

£2,926/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£233,750
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

+6.4%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-41.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached89.6%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£177k+96.7%1.5
Post-dot-com plateau2001–2004£167k£370k+121.6%1.8
Pre-crash peak2005–2006£250k£285k+14%3
GFC & correction2009–2011£320k£391k+22.2%1
Help-to-Buy recovery2013–2016£320k£410k+28.1%2.5
Brexit uncertainty2017–2019£445k£433k-2.8%2.5
Rate-rise correction2023–2023£520k£520k+0%2
Current market2024–2025£669k£585k-12.5%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.7%
District
5.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position40

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
6.5 min walk
Emerson Park

Nearby stations

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

7

Walkability score

26

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 park161m
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 — 0.9 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

32 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 961 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

5

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 (514 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)

711m

Post office

Nearby cafes

HR's Cafe House672 m
Costa942 m
Cafe Terrace952 m

Nearby restaurants

The Cranleigh505 m
Rumble's Fish Bar528 m
Shelly's Restaurant Bar559 m
Zizzi586 m

Nearby pubs

The Railway Hotel514 m
The Fatling909 m
The Optimist Tavern970 m

Nearby pharmacies

Boots480 m

Nearby health

St. George's Health & Wellbeing Hub961 m
Food hygiene (5-star)58% of 36

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

34

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

40.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,478m
Crossrail 2 route20,118m

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%
Price vs London+12.5%

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)
4
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
56, 56, Bevan Way, Hornchurch, RM12 6EJ2 homes
completed
62, 62, Hacton Lane, Hornchurch, RM12 6PB2 homes
completed
70, 70, Central Drive, Hornchurch, RM12 6BA1 homes
completed
Adjacent 15, Adjacent 15, Mill Park Avenue, Hornchurch, RM12 6HA1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£585,000)

£16,750

Standard buyer

£8,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM12 6HL

Full postcodeRM12 6HL
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.556088
Longitude0.226224
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