Squirrels Heath · Havering · Romford constituency · 51.58616, 0.20017

RM2 5JR— Squirrels Heath, Havering

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

High-connectivity investment target

 

Safety 71/100Transport 48/100Yield 4.22%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
60
Safety
71
Schools
—
Transport
48
Environment
73
Investment
60

The bottom line

RM2 5JR offers low crime and fast broadband — 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.

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Location

RM2 5JR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for RM2 5JR

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

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🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How RM2 5JR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gidea Park Primary School

Not yet inspected · 6 min walk

KS2: 110.2

—

Secondary

The Royal Liberty School

Not yet inspected · 9 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 158 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.4 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 350.0%

+41% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime14%
Burglary7%
Robbery5%
Drug offences4%
Theft3%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Romford Fire Station · 1.6km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area63.3 m²

EPC breakdown

E
3%

Based on 3 properties · Confidence: low

Street mix

Semi 20%Terraced 20%Flat 60%

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 yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£158,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2021 · CAGR

+5.9%

Total change

+181%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.6%

per year

Acceleration

-23.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Flat/maisonette75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£132k£132k+0%1
Pre-crash peak2005–2005£146k£146k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%1
Pandemic surge2021–2021£369k£369k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park StationElizabeth line line
7.2 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
8 min walk
Gidea ParkNational Rail
8 min walk
Romford Rail StationLiberty · Elizabeth line
22 min walk
Emerson Park Rail StationLiberty
30 min walk
Harold Wood Rail StationElizabeth line
30 min walk
No bus stops within 400m

22

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park468m
Santander docks (800m)0
Nearest cycle dock14.5 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
468m
🅿️
Gidea Park Station Car Park85 spaces· yes
562m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G67%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.3 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): 5

Landslide susceptibility: Medium

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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

17 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 882 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.8 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.9km

Post office

Nearby cafes

The Pantry5 m
Costa73 m
CREM Kitchen572 m
UK's Cafe575 m

Nearby restaurants

Wing Hing30 m
Radhuni58 m
Ped's Pizza70 m
Brick Lane Bagel Co75 m

Nearby pubs

The Archers48 m
The Ship105 m
Gidea Park MicroPub153 m
Food hygiene (5-star)68% of 41

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

OAKLEAFE (DUBAI) LTD
PINKSTAR CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

35.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,023m
Crossrail 2 route17,989m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,606 nationally

1,600

Est. population

3,691/km²

62%

Employed

38%

Degree educated

£38,400

Median income

3.5%

Claimant rate

Inner cityMedium densityOwner occupiers / families

48

Community stability

Age profile

22%
20%
21%
18%
19%
Under 1822%
18–3420%
35–4921%
50–6418%
65+19%

Tenure

36%
31%
31%
Own outright36%
Own (mortgage)31%
Private rent31%
Social rent2%
Shared ownership0%

Ethnicity

60%
16%
White British60%
White Other9%
Asian16%
Black8%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household22%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent31%
Social rent2%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
20
Local approval rate
62%
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
29 homes · 220A, 220A, MAIN ROAD, RM2 5HL
Pipeline pressure
NONE

Named schemes (500m)

220A, 220A, MAIN ROAD, RM2 5HL29 homes
completed
59, 59, Main Road, Romford, RM2 5EH23 homes
completed
110-120, 110-120, Balgores Lane, Romford, RM2 5JU14 homes
completed
61A, 61A, Main Road, Romford, RM2 5EH13 homes
completed
61, 61, MAIN ROAD, RM113 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

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Key facts for RM2 5JR

Full postcodeRM2 5JR
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.586157
Longitude0.200165
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