Squirrels Heath · Havering · Romford constituency · 51.58167, 0.20920

RM2 6DL— Squirrels Heath, Havering

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
71
Schools
60
Transport
54
Environment
65
Investment
50

The bottom line

RM2 6DL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

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Location

RM2 6DL

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 6DL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How RM2 6DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Squirrels Heath Primary School

Not yet inspected · 7 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 6 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 157 min walk

3 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

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.1km

Crime is +30% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,188/m²
Price per ft²£482/ft²
Avg floor area58.6 m²

EPC breakdown

C
12%
D
7%
E
1%

Based on 20 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

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 yield865 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 era1950-1966
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.6%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

-25.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£85k+54.5%1.3
Post-dot-com plateau2001–2004£75k£165k+120%1.8
Pre-crash peak2006–2006£164k£164k+0%3
GFC & correction2008–2010£189k£160k-15.3%2.5
Help-to-Buy recovery2013–2013£195k£195k+0%2
Brexit uncertainty2017–2017£278k£278k+0%2
Pandemic surge2020–2021£260k£282k+8.6%1.5
Rate-rise correction2023–2023£250k£250k+0%1
Current market2025–2026£308k£300k-2.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.9%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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 StationElizabeth line line
2.7 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
Emerson Park Rail StationLiberty
20 min walk
Romford Rail StationLiberty · Greater Anglia
24 min walk
Harold Wood Rail StationElizabeth line
26 min walk
No bus stops within 400m

16

Walkability score

17

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 park296m
Santander docks (800m)0
Nearest cycle dock15.0 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
296m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
388m
🅿️
Haynes Park Car Park
785m

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: 20.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.5 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): 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 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

11 min walk

60%

Recommend GP

60%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.9 km
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.8km

Post office

Nearby shops

Hillview Food & Wine1.1 km

Nearby cafes

Pop In Sandwich bar270 m
UK's Cafe358 m
Natural Bean428 m
The Pantry804 m

Nearby restaurants

Station Kebab78 m
Great Wall82 m
Joe & Jam256 m
Kervan Kitchen308 m

Nearby pubs

The New Inn196 m
The Drill451 m
Gidea Park MicroPub761 m
The Archers813 m

Nearby gyms

David Lloyd Clubs505 m
Romford Hockey Club1.1 km
Food hygiene (5-star)54% of 52

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

THE BONEYARD BBQ COMPANY LIMITED

Investment

Investment grade, yield and market outlook

50

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

Rental market

High

Demand

Low

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

55.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,169m
Crossrail 2 route18,629m

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)
2
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)
3
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

438, 438, UPPER BRENTWOOD ROAD, RM260 homes
completed
Land off, Land off, Upper Brentwood Road, (rear of Durham Avenue), Romford, RM2 6JJ28 homes
completed
THE MANOR, THE MANOR, BRENTWOOD ROAD, RM2 6DH20 homes
completed
151, 151, Balgores Lane, Romford, RM2 6BT9 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 6DL

Full postcodeRM2 6DL
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.581671
Longitude0.209201
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