Hacton · Havering · Hornchurch and Upminster constituency · 51.55135, 0.21520

RM12 6TB— Hacton, Havering

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

The practical family move

 

Schools 100%Safety 84/100Transport 39/100~3% 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
84
Schools
90
Transport
39
Environment
66
Investment
34

The bottom line

RM12 6TB 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 6TB

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 6TB

🛡️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 6TB 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 · 3 min walk

KS2: 106.8

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 2 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 127 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.5km

Crime is 24% 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£6,424/m²
Price per ft²£597/ft²
Avg floor area94.6 m²

EPC breakdown

C
1%
D
12%
E
2%
F
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 97%Terraced 3%

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£236,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+677%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.5%

per year

Acceleration

+3.60

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached97.2%
Terraced2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£137k+85.8%2
Post-dot-com plateau2001–2004£155k£210k+35.3%1.5
Pre-crash peak2005–2007£215k£282k+31.2%2.3
GFC & correction2008–2012£270k£342k+26.5%1.7
Help-to-Buy recovery2013–2016£300k£375k+25%1.7
Brexit uncertainty2017–2019£563k£420k-25.3%1.5
Pandemic surge2020–2020£455k£455k+0%1
Rate-rise correction2022–2023£600k£515k-14.2%1.5
Current market2024–2025£535k£575k+7.5%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.8%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
4.4 min walk
Emerson Park

Nearby stations

Hornchurch Underground StationDistrict
5 min walk
Elm Park Underground StationDistrict
15 min walk
Upminster Bridge Underground StationDistrict
20 min walk
Emerson Park Rail StationLiberty
24 min walk
Emerson ParkNational Rail
24 min walk
No bus stops within 400m

10

Walkability score

5

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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock14.8 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: 20.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.7 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

34 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 397 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Hotel (464 m)

No restaurants within 800m — nearest: The Compasses (824 m)

Nearest supermarketCo-op Food · 1.1 km
4 tennis courts2 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)

1.6km

Post office

Nearby cafes

Cafe Terrace382 m
Ingrebourne Valley Visitor Centre1.2 km

Nearby restaurants

The Compasses824 m
The Cranleigh863 m
Shelly's Restaurant Bar958 m
Rumble's Fish Bar979 m

Nearby pubs

The Railway Hotel464 m

Nearby gyms

Abbs Cross Sports and Leisure Centre524 m
Abbs Cross Swimming Pool526 m
Girls Allowed1.0 km

Nearby pharmacies

Boots477 m

Nearby health

St. George's Health & Wellbeing Hub397 m
Food hygiene (5-star)57% of 21

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 (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

High

Demand

Low

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

49.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,551m
Crossrail 2 route19,471m

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
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
165
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
30, 30, Mawney Road, Romford, RM7 7HB8 homes
completed
19 SUTTONS LANE, HORNCHURCH, RM12 6RD4 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
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 6TB

Full postcodeRM12 6TB
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.551350
Longitude0.215203
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
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Mail
Food Standards
Agency
Ofcom
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