Squirrels Heath · Havering · Romford constituency · 51.58030, 0.20332

RM2 5UP— Squirrels Heath, Havering

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

One of London's quieter, safer enclaves

 

Safety 78/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
64
Safety
78
Schools
—
Transport
49
Environment
60
Investment
43

The bottom line

RM2 5UP offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 51 min to canary wharf — above average for this zone.

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Location

RM2 5UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM2 5UP

🛡️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 5UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 5 min walk

KS2: 106.3

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 152 min walk

2 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.1km

Crime is 36% 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.

RM2 district median

£370,000

Based on 100 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,516/m²
Price per ft²£512/ft²
Avg floor area158.4 m²

EPC breakdown

D
11%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 76%Terraced 24%

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 yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£396,000
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, 200 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

1996–2025 · CAGR

+6.7%

Total change

+562%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.7%

per year

Acceleration

+39.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached76.2%
Terraced23.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£128k£157k+22.9%1.5
Post-dot-com plateau2001–2004£203k£345k+70.4%2
Pre-crash peak2005–2005£295k£295k+0%1
GFC & correction2009–2009£368k£368k+0%1
Help-to-Buy recovery2013–2016£325k£498k+53.1%1.7
Brexit uncertainty2018–2018£613k£613k+0%1
Pandemic surge2020–2021£630k£605k-4%1
Rate-rise correction2022–2022£605k£605k+0%1
Current market2025–2025£845k£845k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Semi-detached-1.1% α
Local
4.3%
District
5.4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park Rail StationGreater Anglia line
3.1 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

20

Walkability score

7

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park171m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
231m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
259m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed468 Mbps
Median download437 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 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

8 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

13

Parks (1km)

18

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drill (433 m)

Nearest supermarketALDI · 1.8 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

3.1km

Post office

Nearby shops

Hillview Food & Wine1.1 km

Nearby cafes

UK's Cafe152 m
Pop In Sandwich bar187 m
Natural Bean385 m
The Pantry692 m

Nearby restaurants

Kervan Kitchen135 m
Chillies176 m
Fish Bar Balgores179 m
Joe & Jam181 m

Nearby pubs

The Drill433 m
The New Inn631 m
The Archers723 m
Gidea Park MicroPub736 m
Food hygiene (5-star)53% of 62

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EXECUTIVE (LONDON) CARS LIMITED
SAMOSA LIMITED
SEDEELMA LTD

Investment

Investment grade, yield and market outlook

43

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,759m
Crossrail 2 route18,228m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
2
Planning apps (3 years)
19
Local approval rate
100%
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)
6
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
66-70, 66-70, HEATH PARK ROAD, RM2 5XE22 homes
completed
110-120, 110-120, Balgores Lane, Romford, RM2 5JU14 homes
completed
THE CHAPEL, ST. LEONARDS HAMLET, THE CHAPEL, ST. LEONARDS HAMLET, HORNCHURCH ROAD, RM1112 homes
completed
8 Station Square, 8, Gidea Park, Romford, RM2 6AT10 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 5UP

Full postcodeRM2 5UP
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.580297
Longitude0.203317
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