Hacton · Havering · Hornchurch and Upminster constituency · 51.55388, 0.21987

RM12 6SH— Hacton, Havering

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

The practical family move

 

Schools 100%Safety 84/100Transport 43/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
84
Schools
90
Transport
43
Environment
63
Investment
60

The bottom line

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

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 6SH

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-10.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for RM12 6SH

🛡️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 6SH 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 · 7 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 · 132 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour23%
Other19%
Vehicle crime12%
Theft7%
Drug offences4%
Robbery4%
Burglary3%

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 · 1.2km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

B
3%
C
10%

Based on 13 properties · Confidence: medium

Street mix

Flat 100%

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£123,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
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

2006–2023 · CAGR

+2.3%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+0.52

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£193k£193k+0%5
GFC & correction2010–2012£189k£203k+7.1%1
Help-to-Buy recovery2015–2015£261k£261k+0%2
Pandemic surge2020–2021£287k£285k-0.5%1.5
Rate-rise correction2023–2023£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.9%
District
2.9%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
0.7 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
1 min walk
Upminster Bridge Underground StationDistrict
15 min walk
Elm Park Underground StationDistrict
19 min walk
Emerson Park Rail StationLiberty
21 min walk
Emerson ParkNational Rail
21 min walk
No bus stops within 400m

8

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria70 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City55 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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park33m
Santander docks (800m)0
Nearest cycle dock15.2 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.3 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

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 579 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.5 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Cafe Terrace565 m
Costa994 m

Nearby restaurants

The Cranleigh513 m
Shelly's Restaurant Bar613 m
Rumble's Fish Bar621 m
Zizzi710 m

Nearby pubs

The Railway Hotel105 m
The Fatling999 m
OJ's1.0 km
J.J. Moon's1.0 km

Nearby pharmacies

Boots78 m
Superdrug1.0 km

Nearby health

St. George's Health & Wellbeing Hub579 m
Harrow Dental Practice1.1 km
Food hygiene (5-star)60% of 37

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

60

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,974m
Crossrail 2 route19,731m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,590 nationally

1,512

Est. population

6,519/km²

57%

Employed

24%

Degree educated

£37,700

Median income

4.9%

Claimant rate

Inner cityMedium densityOwner occupiers / families

52

Community stability

Age profile

14%
19%
17%
23%
26%
Under 1814%
18–3419%
35–4917%
50–6423%
65+26%

Tenure

44%
30%
24%
Own outright44%
Own (mortgage)30%
Private rent24%
Social rent2%
Shared ownership0%
Rent free0%

Ethnicity

80%
White British80%
White Other7%
Asian7%
Black4%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household26%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent24%
Social rent2%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
25%
Borough approval rate
44%
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
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)

2A, 2A, SUTTONS LANE, RM12 6RL127 homes
completed
SOUTH OF HORNCHURCH STN., WEST SIDE OF, SOUTH OF HORNCHURCH STN., WEST SIDE OF, SUTTONS LANE, RM12 6RJ45 homes
completed
SITE AT THE REAR OF, 8-28, SITE AT THE REAR OF, 8-28, STANDEN AVENUE, RM12 6AA42 homes
completed
1, 1, Suttons Lane, Hornchurch, RM12 6RH12 homes
completed
30, 30, Mawney Road, Romford, RM7 7HB8 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
40.2%
Ward turnout
41%
Election year
2022
MP
Julia Lopez (Conservative)
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 6SH

Full postcodeRM12 6SH
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.553879
Longitude0.219870
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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REGISTRY
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Agency
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