Squirrels Heath · Havering · Romford constituency · 51.57814, 0.20646

RM2 5XJ— Squirrels Heath, Havering

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

High-connectivity investment target

 

Safety 71/100Transport 50/100Yield 4.22%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
59
Safety
71
Schools
—
Transport
50
Environment
60
Investment
60

The bottom line

RM2 5XJ 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.

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Location

RM2 5XJ

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 5XJ

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

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🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

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How RM2 5XJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 2 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 11 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 min walk

2 primaries · 2 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.8km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area63.9 m²

EPC breakdown

C
1%
D
9%
E
4%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 59%Terraced 6%Detached 6%Flat 18%Other 12%

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£159,750
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)
RoofFlat, 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

1995–2023 · CAGR

+3.3%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.9%

per year

Acceleration

-130.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Detached7.1%
Semi-detached71.4%
Terraced7.1%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£90k£110k+22.7%1.5
Post-dot-com plateau2002–2002£204k£204k+0%2
Pre-crash peak2006–2007£256k£290k+13.3%1.5
GFC & correction2008–2012£240k£250k+4.2%1
Help-to-Buy recovery2014–2014£400k£400k+0%1
Rate-rise correction2022–2023£660k£225k-65.9%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
10.3%
District
10.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
5 min walk
Gidea ParkNational Rail
5 min walk
Emerson Park Rail StationLiberty
18 min walk
Romford Rail StationLiberty · Greater Anglia
21 min walk
Harold Wood Rail StationElizabeth line
31 min walk
No bus stops within 400m

24

Walkability score

21

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
451m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
530m
🅿️
Haynes Park Car Park
675m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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 waterMEDIUM
Medium
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: 20.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Less green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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): None recorded

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

6 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.2 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)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketALDI · 1.8 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

3.3km

Post office

Nearby shops

Hillview Food & Wine750 m

Nearby cafes

Natural Bean71 m
Pop In Sandwich bar373 m
UK's Cafe418 m
The Pantry997 m

Nearby restaurants

Smokin Griddle26 m
Lighthouse Fish and Chips41 m
Ginger Spice79 m
Number One137 m

Nearby pubs

The Drill116 m
The New Inn586 m
Gidea Park MicroPub1.0 km
The Archers1.0 km

Nearby gyms

David Lloyd Clubs891 m
Food hygiene (5-star)49% of 51

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

KEMU LIMITED
LOVE CLEANING4U LIMITED
MEHMET FISH AND CHIPS LTD
SHANGRI-LA RETREAT LTD

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

37.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,773m
Crossrail 2 route18,459m

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
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
10
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)

66-70, 66-70, HEATH PARK ROAD, RM2 5XE22 homes
completed
THE MANOR, THE MANOR, BRENTWOOD ROAD, RM2 6DH20 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
land adjacent 3, land adjacent 3, Manor Avenue, Hornchurch, RM11 2EB9 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 5XJ

Full postcodeRM2 5XJ
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.578143
Longitude0.206461
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