St Andrew's · Havering · Hornchurch and Upminster constituency · 51.55405, 0.23146

RM14 2PB— St Andrew's, Havering

Location and area intelligence for RM14 2PB, St Andrew's, Havering

The family fortress

 

Schools 100%Safety 81/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
63
Safety
81
Schools
60
Transport
33
Environment
74
Investment
36

The bottom line

RM14 2PB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 2PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for RM14 2PB

🛡️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 RM14 2PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hacton Primary School

Not yet inspected · 5 min walk

KS2: 109.0

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 11 min walk

P8: +0.72A8: 62.8

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 · 140 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
→ Stable

+1% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Robbery5%
Drug offences4%
Theft3%

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 · 1.4km

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,808/m²
Price per ft²£447/ft²
Avg floor area86.1 m²

EPC breakdown

C
1%
D
19%
E
7%

Based on 27 properties · Confidence: medium

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£215,250
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, 100 mm loft insulation
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

1996–2024 · CAGR

+6.9%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

+9.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£118k+85.5%2
Post-dot-com plateau2001–2004£134k£240k+79.3%1.7
Pre-crash peak2005–2007£202k£260k+29%2.3
GFC & correction2009–2012£198k£285k+43.9%1.7
Help-to-Buy recovery2015–2015£300k£300k+0%1
Brexit uncertainty2017–2017£403k£403k+0%2
Pandemic surge2020–2021£410k£530k+29.3%3
Rate-rise correction2022–2023£432k£403k-6.8%1
Current market2024–2024£415k£415k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
Upminster Bridge Underground StationDistrict line
6.3 min walk
Emerson Park

Nearby stations

Upminster Bridge Underground StationDistrict
7 min walk
Hornchurch Underground StationDistrict
11 min walk
Upminster Rail Stationc2c · Liberty
18 min walk
Upminster Underground StationDistrict
18 min walk
Emerson Park Rail StationLiberty
23 min walk
No bus stops within 400m

14

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf ★51 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

28

Car parks (800m)

0

EV chargers (800m)

Nearest car park118m
Santander docks (800m)0
Nearest cycle dock16.0 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: 21.5 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.1 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

37 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Optimist Tavern (610 m)

Nearest supermarketM&S Simply Food · 1.4 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

636m

Post office

Nearby cafes

HR's Cafe House596 m

Nearby restaurants

VJ Chicken and Pizza606 m
Adam's Burgers and Shakes608 m
Bamboo House608 m
Little India615 m

Nearby pubs

The Optimist Tavern610 m
The Windmill733 m
Food hygiene (5-star)56% of 18

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

36

Investment score

Weak

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,676m
Crossrail 2 route20,516m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,252 nationally

1,664

Est. population

6,473/km²

64%

Employed

28%

Degree educated

£40,700

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

23%
17%
21%
22%
18%
Under 1823%
18–3417%
35–4921%
50–6422%
65+18%

Tenure

42%
43%
Own outright42%
Own (mortgage)43%
Private rent9%
Social rent6%
Shared ownership0%

Ethnicity

81%
White British81%
White Other6%
Asian6%
Black4%
Mixed2%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household17%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent9%
Social rent6%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
10
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)
1
Largest scheme
9 homes · Haydock Close, Hornchurch, RM12 6EA
Pipeline pressure
NONE

Named schemes (500m)

Haydock Close, Hornchurch, RM12 6EA9 homes
completed
56, 56, Bevan Way, Hornchurch, RM12 6EJ2 homes
completed
1, 1, Belmont Avenue, Upminster, RM14 2RR2 homes
completed
Flat 1 Cheltenham Court, 20, Flat 1 Cheltenham Court, 20, Haydock Close, Hornchurch, RM12 6EA2 homes
completed
70, 70, Central Drive, Hornchurch, RM12 6BA1 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
13.8%
Ward turnout
51%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Robert AttreeReform UK
Malvin BrownReform UK
Duncan George CowieReform UK

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Key facts for RM14 2PB

Full postcodeRM14 2PB
Postcode districtRM14
BoroughLondon Borough of Havering
WardSt Andrew's
Latitude51.554055
Longitude0.231463
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
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey