Squirrels Heath · Havering · Romford constituency · 51.57547, 0.20030

RM2 5UQ— Squirrels Heath, Havering

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

Under-the-radar value

 

Safety 78/100Transport 40/100Yield 5.77%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
55
Safety
78
Schools
—
Transport
40
Environment
63
Investment
54

The bottom line

RM2 5UQ offers low crime and fast broadband at £270,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 5UQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-48.0% vs London avg
vs London income-6.0% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for RM2 5UQ

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

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“Under-the-radar value”

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How RM2 5UQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Hylands Primary School

Not yet inspected · 6 min walk

KS2: 106.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 3 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 145 min walk

2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.9km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£270,500

Median sale price

Bottom 25% — 48% below London median

£270,500 is 48% below the London median (£520,000)

-17.8%

This year

Flat

Dominant type

Price history

5-year change
+2.8%
Sales (24 months)6
New build0.0%
Avg flat£270,500
Price per m²£4,656/m²
Price per ft²£433/ft²
Avg floor area58.6 m²

EPC breakdown

B
10%
C
15%
D
3%

Based on 28 properties · Confidence: medium

Street mix

Flat 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

Stamp duty

Standard buyer£1,025
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,140

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

6.8×

Price-to-income

£1,353/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, 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

2004–2026 · CAGR

+1.2%

Total change

+30%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-11.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£171k£171k+0%17
Pre-crash peak2007–2007£193k£193k+0%1
GFC & correction2008–2010£162k£170k+4.9%1
Help-to-Buy recovery2013–2015£185k£215k+16.5%1.3
Brexit uncertainty2017–2019£284k£247k-13%2.3
Pandemic surge2020–2021£252k£263k+4.5%1.5
Current market2024–2026£280k£222k-20.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
2.1%
District
2.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Below London average
Gidea Park Rail StationGreater Anglia line
9.8 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
15 min walk
Emerson Park Rail StationLiberty
20 min walk
Hornchurch Underground StationDistrict
34 min walk
No bus stops within 400m

9

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria69 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park457m
Santander docks (800m)0
Nearest cycle dock14.2 km

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.0 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.5 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

4 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drill (587 m)

Nearest supermarketALDI · 1.3 km
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

2.1km

Post office

Nearby shops

Hillview Food & Wine795 m

Nearby cafes

Natural Bean569 m
UK's Cafe729 m
Pop In Sandwich bar748 m
Cafe Shot769 m

Nearby restaurants

Domino's336 m
Kervansaray533 m
China Town536 m
Ginger Spice538 m

Nearby pubs

The Drill587 m
The Durham Arms734 m
Food hygiene (5-star)56% of 36

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

ANXIETY-FREE LIFE LTD

Investment

Investment grade, yield and market outlook

54

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,254m
Crossrail 2 route18,054m

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-48.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
9
Planning apps (3 years)
11
Local approval rate
33%
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)
12
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 Build Centre, Former Build Centre, Rushdon Close, Off Manor Road, Romford, RM1 2RH46 homes
completed
RUSHDON CLOSE, RM224 homes
completed
66-70, 66-70, HEATH PARK ROAD, RM2 5XE22 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 (£270,500)

£1,025

Standard buyer

£0

First-time buyer

Save £1,025

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 5UQ

Full postcodeRM2 5UQ
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.575471
Longitude0.200298
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