Squirrels Heath · Havering · Romford constituency · 51.58299, 0.20287

RM2 6BE— Squirrels Heath, Havering

Location and area intelligence for RM2 6BE, Squirrels Heath, Havering

The hidden gem

 

Safety 71/100Transport 53/100Yield 5.47%

Best for: Families, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
62
Safety
71
Schools
—
Transport
53
Environment
60
Investment
66

The bottom line

RM2 6BE offers low crime and fast broadband at £285,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM2 6BE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM2 6BE meets your needs.

Location

RM2 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-45.2% vs London avg
vs London income-8.6% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for RM2 6BE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM2 6BE with:

Postcode Personality

🚇 Well-Connected📈 Up & Coming🔒 Very Safe💰 Value Find

“The hidden gem”

Share:WhatsAppShare on X

How RM2 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 8 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 7 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 155 min walk

2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.9km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£285,000

Median sale price

Bottom 25% — 45% below London median

£285,000 is 45% below the London median (£520,000)

+9.4%

This year

Flat

Dominant type

Price history

5-year change
+32.6%
Sales (24 months)5
New build0.0%
Avg flat£285,000
Price per m²£4,517/m²
Price per ft²£420/ft²
Avg floor area61.8 m²

EPC breakdown

C
11%
D
5%
E
2%

Based on 18 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£1,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,300

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

7.4×

Price-to-income

£1,426/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£154,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

+9.81

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£87k+63.9%1.8
Post-dot-com plateau2001–2003£108k£154k+42.6%2
Pre-crash peak2005–2005£162k£162k+0%1
Help-to-Buy recovery2014–2016£180k£261k+45%1
Pandemic surge2021–2021£215k£215k+0%2
Rate-rise correction2022–2023£252k£320k+27%2
Current market2024–2026£310k£290k-6.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.8%
District
5.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

36out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing14
Trend Position75

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
3 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
20 min walk
Emerson Park Rail StationLiberty
25 min walk
Harold Wood Rail StationElizabeth line
30 min walk
No bus stops within 400m

20

Walkability score

5

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 park77m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
77m
🅿️
Gidea Park Station Car Park85 spaces· yes
177m

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: 20.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 km

Energy

Solar: 865 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): 3

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 yield865.0 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

12 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

10

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Archers (430 m)

Nearest supermarketALDI · 2.0 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)

2.8km

Post office

Nearby cafes

UK's Cafe175 m
Pop In Sandwich bar244 m
The Pantry404 m
Costa468 m

Nearby restaurants

Balgores Best Kebab175 m
Fish Bar Balgores180 m
Chillies185 m
Kervan Kitchen259 m

Nearby pubs

The Archers430 m
Gidea Park MicroPub435 m
The Ship460 m
The New Inn633 m
Food hygiene (5-star)58% of 62

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

PANDAPRINT LIMITED

Investment

Investment grade, yield and market outlook

66

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

73.8

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,929m
Crossrail 2 route18,185m

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%
Price vs London-45.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
21
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)

220A, 220A, MAIN ROAD, RM2 5HL29 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
6 Witham Road, Romford, RM2 5XB3 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 (£285,000)

£1,750

Standard buyer

£0

First-time buyer

Save £1,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in RM2 6BE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM2 6BE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

What else could £285k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM2 6BE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM2 6BE

Full postcodeRM2 6BE
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.582986
Longitude0.202870
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