St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55896, 0.23525

RM12 6PL— St Andrew's, Havering

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 44/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
83
Schools
60
Transport
44
Environment
66
Investment
58

The bottom line

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

The catches: high noise levels nearby; 51 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 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for RM12 6PL

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM12 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Branfil Primary School

Not yet inspected · 11 min walk

KS2: 105.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Burglary5%
Theft1%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.2km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area60.1 m²

EPC breakdown

B
1%
C
6%
D
6%
E
1%

Based on 14 properties · Confidence: medium

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£150,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2003 · CAGR

+0%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

+211.1%

per year

Acceleration

+278.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£245k£79k-67.9%1
Post-dot-com plateau2003–2003£245k£245k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminster Bridge Underground StationDistrict line
0.7 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
1 min walk
Upminster Rail StationLiberty · c2c
14 min walk
Upminster Underground StationDistrict
14 min walk
UpminsterNational Rail
14 min walk
Hornchurch Underground StationDistrict
16 min walk
No bus stops within 400m

31

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf ★51 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park289m
Santander docks (800m)0
Nearest cycle dock16.3 km

Nearby car parks

🅿️
Upmnster Windmill Carpark20 spaces· yes
736m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.6 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): 1

Landslide susceptibility: Low

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

CHOWDHURY

OAK ROAD MEDICAL CENTRE, 8 OAK ROAD, RM3 0PT

46 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (264 m)

Nearest supermarketM&S Simply Food · 1.0 km
3 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)

41m

Post office

Nearby cafes

HR's Cafe House38 m

Nearby restaurants

VJ Chicken and Pizza2 m
Bamboo House4 m
Adam's Burgers and Shakes13 m
Little India33 m

Nearby pubs

The Windmill264 m
The Optimist Tavern1.1 km
Food hygiene (5-star)48% of 25

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

58

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 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

50.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,179m
Crossrail 2 route20,681m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,009 nationally

1,507

Est. population

6,544/km²

63%

Employed

33%

Degree educated

£40,700

Median income

2.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

55

Community stability

Age profile

20%
18%
20%
21%
21%
Under 1820%
18–3418%
35–4920%
50–6421%
65+21%

Tenure

40%
37%
20%
Own outright40%
Own (mortgage)37%
Private rent20%
Social rent2%
Shared ownership1%

Ethnicity

78%
White British78%
White Other8%
Asian7%
Black4%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household18%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent20%
Social rent2%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
11
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)
16
Largest scheme
31 homes · 2-4, 2-4, ST MARY'S LANE, RM14 3PA
Pipeline pressure
NONE

Named schemes (500m)

2-4, 2-4, ST MARY'S LANE, RM14 3PA31 homes
completed
Excel House, Excel House, Hornminster Glen, Hornchurch, RM11 3XL9 homes
completed
166, 166, Upminster Road, Upminster, RM14 2RB9 homes
completed
No.s 24 to 46 Falkirk Court, Falkirk Close, Hornchurch, RM11 3QX8 homes
completed
64, 64, Wingletye Lane, Hornchurch, RM11 3AU4 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 6PL

Full postcodeRM12 6PL
Postcode districtRM12
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.558956
Longitude0.235252
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
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