Hacton · Havering · Dagenham and Rainham constituency · 51.54376, 0.21234

RM12 6TL— Hacton, Havering

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

The family fortress

 

Schools 67%Safety 88/100Transport 22/100

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
88
Schools
95
Transport
22
Environment
92
Investment
45

The bottom line

RM12 6TL 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.

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Location

RM12 6TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM12 6TL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM12 6TL 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 · 1 min walk

KS2: 109.3

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 9 min walk

P8: -0.27A8: 43.2

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 · 118 min walk

4 primaries · 1 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 · 2.4km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area78.8 m²

EPC breakdown

C
8%
D
6%

Based on 14 properties · Confidence: medium

Street mix

Terraced 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£197,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1997–2022 · CAGR

+6.8%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

+1.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£74k£118k+60.5%1.3
Post-dot-com plateau2002–2002£80k£80k+0%1
Pre-crash peak2005–2007£220k£217k-1.6%1.7
GFC & correction2011–2012£190k£198k+4.2%1
Help-to-Buy recovery2016–2016£300k£300k+0%1
Brexit uncertainty2019–2019£345k£345k+0%2
Pandemic surge2020–2021£393k£383k-2.7%1.5
Rate-rise correction2022–2022£378k£378k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 23yr 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 2

Poor

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

Nearby stations

Elm Park Underground StationDistrict
15 min walk
Hornchurch Underground StationDistrict
16 min walk
Upminster Bridge Underground StationDistrict
29 min walk
Emerson Park Rail StationLiberty
35 min walk
Emerson ParkNational Rail
35 min walk
No bus stops within 400m

19

Walkability score

78

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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park85m
Santander docks (800m)0
Nearest cycle dock14.5 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: 20.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.5 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

43 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 720 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

112

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Good Intent (742 m)

No restaurants within 800m — nearest: Wok U Like (691 m)

Nearest supermarketCo-op Food · 1.1 km
1 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)

2.3km

Post office

Nearby cafes

Ingrebourne Valley Visitor Centre374 m
Cafe Terrace728 m

Nearby restaurants

Wok U Like691 m
Sunshine Fish Bar692 m

Nearby pubs

Good Intent742 m

Nearby gyms

Girls Allowed338 m
Abbs Cross Swimming Pool1.0 km
Abbs Cross Sports and Leisure Centre1.1 km

Nearby health

St. George's Health & Wellbeing Hub720 m
Food hygiene (5-star)67% of 9

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

45

Investment score

Moderate

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

36.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,958m
Crossrail 2 route19,475m

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)
4
Local approval rate
75%
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

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

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Key facts for RM12 6TL

Full postcodeRM12 6TL
Postcode districtRM12
BoroughLondon Borough of Havering
WardHacton
Latitude51.543760
Longitude0.212340
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
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