Squirrels Heath · Havering · Romford constituency · 51.57768, 0.20435

RM2 5XH— Squirrels Heath, Havering

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

One of London's quieter, safer enclaves

 

Safety 78/100Transport 44/100Yield 4.22%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
62
Safety
78
Schools
—
Transport
44
Environment
60
Investment
53

The bottom line

RM2 5XH offers low crime and fast broadband — 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 5XH

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 5XH

🛡️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 5XH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 1 min walk

KS2: 106.3

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 150 min walk

3 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 · 1.8km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area122.3 m²

EPC breakdown

C
7%
D
10%
E
4%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 63%Terraced 16%Detached 21%

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£305,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+22.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Detached21.1%
Semi-detached63.2%
Terraced15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£182k+119.3%1.2
Post-dot-com plateau2002–2002£162k£162k+0%1
Pre-crash peak2005–2007£213k£565k+165.3%1
GFC & correction2010–2012£365k£360k-1.4%1
Help-to-Buy recovery2013–2016£367k£700k+91%1.2
Brexit uncertainty2018–2018£490k£490k+0%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2023–2023£515k£515k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
5.8 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

24

Walkability score

19

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park233m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
493m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
550m
🅿️
Haynes Park Car Park
797m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download405 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: 20.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.4 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

1

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drill (251 m)

Nearest supermarketALDI · 1.6 km
8 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)

2.4km

Post office

Nearby shops

Hillview Food & Wine768 m

Nearby cafes

Natural Bean218 m
Pop In Sandwich bar422 m
UK's Cafe436 m
The Pantry991 m

Nearby restaurants

Smokin Griddle181 m
Lighthouse Fish and Chips196 m
Ginger Spice201 m
Number One235 m

Nearby pubs

The Drill251 m
The New Inn724 m
The Archers1.0 km
Gidea Park MicroPub1.0 km
Food hygiene (5-star)51% of 47

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ASM PROPERTY HOLDINGS LTD
BD CONSTRUCTION SOLUTIONS LTD
TMC DATA LTD
TODDLE-INN LIMITED
TYDEMAN & SONS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

53

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.3

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,627m
Crossrail 2 route18,316m

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)
1
Planning apps (12 months)
2
Planning apps (3 years)
12
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)
8
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

66-70, 66-70, HEATH PARK ROAD, RM2 5XE22 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
2, 2, Cranham Road, Hornchurch, RM11 2AA9 homes
completed
151, 151, Balgores Lane, Romford, RM2 6BT9 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 5XH

Full postcodeRM2 5XH
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.577679
Longitude0.204345
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