Elm Park · Havering · Dagenham and Rainham constituency · 51.54309, 0.21007

RM12 6TP— Elm Park, Havering

Location and area intelligence for RM12 6TP, Elm Park, Havering

The family fortress

 

Schools 67%Safety 78/100Transport 22/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
78
Schools
95
Transport
22
Environment
92
Investment
44

The bottom line

RM12 6TP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £425,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM12 6TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income-11.4% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for RM12 6TP

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

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“The family fortress”

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How RM12 6TP 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 · 10 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 · 116 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.8 incidents per 1,000 residents

Better than 68% of London
↑ Rising 1000.0%

from a low base — still below London average

-27% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour26%
Other26%
Vehicle crime8%
Drug offences5%
Theft3%
Burglary3%
Robbery2%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.5km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+1.2%

This year

Flat

Dominant type

Price history

5-year change
+26.9%
Sales (24 months)5
New build0.0%
Avg semi-detached£427,500
Avg terraced£415,000
Price per m²£7,562/m²
Price per ft²£703/ft²
Avg floor area55.7 m²

EPC breakdown

C
25%
D
13%
E
3%

Based on 41 properties · Confidence: high

Street mix

Semi 12%Terraced 37%Flat 48%Other 4%

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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.4×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£139,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-10.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached13.7%
Terraced42.5%
Flat/maisonette43.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£74k+23.6%2.2
Post-dot-com plateau2001–2004£97k£138k+41.9%4.2
Pre-crash peak2005–2007£186k£155k-16.7%3
GFC & correction2008–2012£183k£191k+4.4%2.2
Help-to-Buy recovery2014–2016£217k£285k+31.3%2.3
Brexit uncertainty2017–2019£218k£232k+6.4%1.7
Pandemic surge2021–2021£335k£335k+0%3
Rate-rise correction2022–2023£250k£260k+4%1
Current market2024–2026£411k£420k+2.3%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.4%
District
7.4%
Semi-detached+0% α
Local
7.9%
District
7.9%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing18
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Elm Park Underground StationDistrict
14 min walk
Hornchurch Underground StationDistrict
17 min walk
Upminster Bridge Underground StationDistrict
31 min walk
Emerson Park Rail StationLiberty
37 min walk
Emerson ParkNational Rail
37 min walk
No bus stops within 400m

19

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria75 min ↑
Waterloo72 min ↑
Canary Wharf ★57 min
City60 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 park138m
Santander docks (800m)0
Nearest cycle dock14.4 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: 19.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 1.4 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

44 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 881 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

228

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 (568 m)

No restaurants within 800m — nearest: Sunshine Fish Bar (534 m)

Nearest supermarketCo-op Food · 991 m
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)

2.5km

Post office

Nearby cafes

Ingrebourne Valley Visitor Centre421 m
Cafe Terrace888 m

Nearby restaurants

Sunshine Fish Bar534 m
Wok U Like534 m

Nearby pubs

Good Intent568 m

Nearby gyms

Girls Allowed191 m
Abbs Cross Swimming Pool1.1 km
Abbs Cross Sports and Leisure Centre1.1 km

Nearby health

St. George's Health & Wellbeing Hub881 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

A

High street health

Investment

Investment grade, yield and market outlook

44

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
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,784m
Crossrail 2 route19,342m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,792 nationally

1,508

Est. population

7,311/km²

62%

Employed

27%

Degree educated

£37,200

Median income

3.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

21%
19%
20%
20%
20%
Under 1821%
18–3419%
35–4920%
50–6420%
65+20%

Tenure

42%
41%
14%
Own outright42%
Own (mortgage)41%
Private rent14%
Social rent2%
Shared ownership1%

Ethnicity

76%
White British77%
White Other8%
Asian7%
Black4%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household17%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London-11.4%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Local approval rate
100%
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)
0
Largest scheme
97 homes · EAST SIDE OF, OPP NOS 126-158, EAST SIDE OF, OPP NOS 126-158, SWANBOURNE DRIVE, RM12 6QZ
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 forming part of 26, Land forming part of 26, Hawkinge Way, Hornchurch, RM12 5QA1 homes
completed
Land adjacent 19, Land adjacent 19, Springbank Avenue, Hornchurch, RM12 5QT1 homes
completed

Politics

Local councillors and MP

Ward majority
Hornchurch Residents Association
Ward majority vote
23.6%
Ward turnout
36%
Election year
2022
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Barry MugglestoneHornchurch Residents Association
Stephanie Jane NunnHornchurch Residents Association
Julie WilkesHornchurch Residents Association

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM12 6TP

Full postcodeRM12 6TP
Postcode districtRM12
BoroughLondon Borough of Havering
WardElm Park
Latitude51.543093
Longitude0.210072
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