Hacton · Havering · Dagenham and Rainham constituency · 51.54621, 0.21260

RM12 6SW— Hacton, Havering

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

The family fortress

 

Schools 67%Safety 88/100Transport 25/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
88
Schools
95
Transport
25
Environment
92
Investment
26

The bottom line

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

The catch: 54 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 6SW 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 6SW meets your needs.

Location

RM12 6SW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.4% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for RM12 6SW

🛡️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 6SW with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM12 6SW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Scotts Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 109.3

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 5 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 · 120 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.5 incidents per 1,000 residents

Better than 84% of London
→ Stable

-62% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Vehicle crime19%
Anti-social behaviour17%
Drug offences6%
Burglary6%
Theft3%
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 · 2.1km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,707/m²
Price per ft²£437/ft²
Avg floor area138.6 m²

EPC breakdown

C
7%
D
10%

Based on 17 properties · Confidence: medium

Street mix

Semi 66%Detached 34%

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£346,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.1%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-4.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 65 sales

Property Type Mix

Total: 65 sales

Detached33.8%
Semi-detached66.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£129k£170k+32.7%7.8
Post-dot-com plateau2001–2004£234k£280k+19.7%2
Pre-crash peak2006–2007£320k£338k+5.6%1.5
GFC & correction2008–2012£405k£354k-12.6%1.2
Help-to-Buy recovery2013–2016£425k£545k+28.2%2
Brexit uncertainty2017–2017£575k£575k+0%3
Pandemic surge2020–2020£575k£575k+0%1
Rate-rise correction2022–2023£580k£680k+17.2%1
Current market2024–2026£780k£600k-23.1%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0% α
Local
4.1%
District
4.1%
Semi-detached+0% α
Local
7%
District
7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hornchurch Underground StationDistrict
12 min walk
Elm Park Underground StationDistrict
13 min walk
Upminster Bridge Underground StationDistrict
26 min walk
Emerson Park Rail StationLiberty
32 min walk
Emerson ParkNational Rail
32 min walk
No bus stops within 400m

20

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria72 min ↑
Waterloo69 min ↑
Canary Wharf ★54 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park199m
Santander docks (800m)0
Nearest cycle dock14.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 20.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.8 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

40 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 525 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

179

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (1.1 km)

No restaurants within 800m — nearest: Wok U Like (772 m)

Nearest supermarketCo-op Food · 974 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby cafes

Cafe Terrace529 m
Ingrebourne Valley Visitor Centre622 m

Nearby restaurants

Wok U Like772 m
Sunshine Fish Bar777 m

Nearby pubs

The Railway Hotel1.1 km

Nearby gyms

Girls Allowed457 m
Abbs Cross Swimming Pool782 m
Abbs Cross Sports and Leisure Centre805 m

Nearby pharmacies

Boots1.1 km

Nearby health

St. George's Health & Wellbeing Hub525 m
Food hygiene (5-star)77% of 13

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

E

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
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

51.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,107m
Crossrail 2 route19,425m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,002 nationally

1,598

Est. population

8,619/km²

60%

Employed

27%

Degree educated

£37,200

Median income

2.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

22%
18%
18%
22%
20%
Under 1822%
18–3418%
35–4918%
50–6422%
65+20%

Tenure

47%
37%
Own outright47%
Own (mortgage)37%
Private rent8%
Social rent6%
Shared ownership2%

Ethnicity

79%
White British79%
White Other4%
Asian9%
Black4%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent8%
Social rent6%

vs. London

Income vs London-11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
0%
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)
162
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)

EAST SIDE OF, OPP NOS 126-158, EAST SIDE OF, OPP NOS 126-158, SWANBOURNE DRIVE, RM12 6QZ97 homes
completed
LAND ADJACENT TO SCOTTS PRIMARY SCHOOL, LAND ADJACENT TO SCOTTS PRIMARY SCHOOL, MAYBANK AVENUE, RM12 5AJ17 homes
completed
Land adjacent 19, Land adjacent 19, Springbank Avenue, Hornchurch, RM12 5QT1 homes
completed
168, 168, Suttons Lane, Hornchurch, RM12 6RU1 homes
completed
37, 37, Chevington Way, HORNCHURCH, RM12 6RW1 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
40.2%
Ward turnout
41%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Ray MorgonHornchurch Residents Association
Reg WhitneyHornchurch Residents Association

Live in RM12 6SW? 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 6SW.
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 6SW

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

No spam. Unsubscribe anytime.

Key facts for RM12 6SW

Full postcodeRM12 6SW
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.546211
Longitude0.212603
Parliamentary constituencyDagenham and Rainham
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