Squirrels Heath · Havering · Romford constituency · 51.57822, 0.19642

RM2 5DS— Squirrels Heath, Havering

Location and area intelligence for RM2 5DS, Squirrels Heath, Havering

One of London's quieter, safer enclaves

 

Safety 78/100Transport 29/100Yield 3.67%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
78
Schools
—
Transport
29
Environment
61
Investment
44

The bottom line

RM2 5DS offers low crime at £425,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income-6.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for RM2 5DS

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How RM2 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gidea Park Primary School

Not yet inspected · 8 min walk

KS2: 110.2

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 7 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.9 incidents per 1,000 residents

Better than 69% of London
↑ Rising 406.7%

from a low base — still below London average

-30% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour21%
Vehicle crime13%
Burglary8%
Robbery3%
Drug offences0%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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: Romford Fire Station · 2.0km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 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)

Flat

Dominant type

Price history

Sales (24 months)7
New build0.0%
Avg semi-detached£462,500
Avg flat£425,000
Price per m²£6,410/m²
Price per ft²£596/ft²
Avg floor area66.3 m²

EPC breakdown

B
6%
C
1%

Based on 7 properties · Confidence: low

Street mix

Semi 29%Flat 71%

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

10.8×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,750
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.09 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-10.5%

Total change

-11%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached28.6%
Flat/maisonette71.4%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£475k£425k-10.5%3.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park Rail StationGreater Anglia line
9.3 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
10 min walk
Gidea ParkNational Rail
10 min walk
Romford Rail StationLiberty · Elizabeth line
12 min walk
Emerson Park Rail StationLiberty
24 min walk
Harold Wood Rail StationElizabeth line
38 min walk
No bus stops within 400m

5

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo65 min ↑
Canary Wharf ★53 min
City59 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

19

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)121
Nearest car park223m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
The Mercury· yes
664m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
707m
🅿️
Gidea Park Station Car Park85 spaces· yes
733m

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 km

Energy

Solar: 863 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield863.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR MARKS PRACTICE

107 BRENTWOOD ROAD, RM1 2SH

9 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalVictoria Hospital · 853 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Queen Victoria (618 m)

No restaurants within 800m — nearest: Kervan Kitchen (664 m)

Nearest supermarketALDI · 1.3 km
10 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

1.8km

Post office

Nearby shops

Tesco Express781 m

Nearby cafes

UK's Cafe648 m
Pop In Sandwich bar713 m
CREM Kitchen754 m
Cafe Shot799 m

Nearby restaurants

Kervan Kitchen664 m
Chillies682 m
Fish Bar Balgores683 m
Balgores Best Kebab684 m

Nearby pubs

Queen Victoria618 m
The Durham Arms752 m
The Wheatsheaf947 m
The Archers967 m

Nearby health

Victoria Hospital853 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

THE STUSH COSMETICS COMPANY LTD

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 score17/100
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

Medium

Market activity

60d

Est. days to sell

29/100

Velocity score

Future outlook

46.5

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,245m
Crossrail 2 route17,764m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,923 nationally

1,815

Est. population

7,332/km²

62%

Employed

36%

Degree educated

£39,500

Median income

3.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

22%
21%
22%
19%
17%
Under 1822%
18–3421%
35–4922%
50–6419%
65+17%

Tenure

30%
42%
23%
Own outright30%
Own (mortgage)42%
Private rent23%
Social rent5%
Shared ownership0%

Ethnicity

68%
White British68%
White Other10%
Asian13%
Black4%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household21%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent23%
Social rent5%

vs. London

Income vs London-6.0%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
30%
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)
19
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM299 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Romford, RM1 2RH74 homes
completed
FORMER BRITISH RAIL LAND, FORMER BRITISH RAIL LAND, VICTORIA ROAD, RM173 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Off Manor Road, Romford, RM1 2RH46 homes
completed
RUSHDON CLOSE, RM224 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

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 RM2 5DS

Full postcodeRM2 5DS
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.578223
Longitude0.196419
Parliamentary constituencyRomford
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