Squirrels Heath · Havering · Romford constituency · 51.58721, 0.20420

RM2 6EA— Squirrels Heath, Havering

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

London's quiet achiever

 

Bottom 25% LondonSafety 88/100Transport 44/100Yield 4.22%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
71
Safety
88
Schools
—
Transport
44
Environment
75
Investment
49

The bottom line

RM2 6EA offers low crime, fast broadband and a green environment — 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.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM2 6EA 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 6EA meets your needs.

Location

RM2 6EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-67.0% vs London avg

Deep-dive guides for RM2 6EA

🛡️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 6EA with:

Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How RM2 6EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 14 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 6 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 161 min walk

1 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

21.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-65% vs borough

Crime by type

Other32%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime13%
Burglary6%
Theft3%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.8km

Crime is 67% below London average

Property

Prices, sales volume and market trends

Avg floor area238 m²

EPC breakdown

B
1%
E
1%
F
2%

Based on 4 properties · Confidence: low

Street mix

Detached 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

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£595,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+7.3%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

-9.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£160k£250k+56.2%1
Post-dot-com plateau2001–2001£280k£280k+0%1
Pre-crash peak2005–2005£460k£460k+0%1
GFC & correction2009–2010£280k£528k+88.4%1.5
Help-to-Buy recovery2013–2016£490k£675k+37.8%1
Pandemic surge2021–2021£865k£865k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park StationElizabeth line line
6.8 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
8 min walk
Gidea ParkNational Rail
8 min walk
Romford Rail StationLiberty · Elizabeth line
25 min walk
Harold Wood Rail StationElizabeth line
26 min walk
Emerson Park Rail StationLiberty
29 min walk
No bus stops within 400m

16

Walkability score

7

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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park512m
Santander docks (800m)0
Nearest cycle dock14.8 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
512m
🅿️
Gidea Park Station Car Park85 spaces· yes
571m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.2 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): 4

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

18 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.4 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.4km

Post office

Nearby cafes

Costa292 m
The Pantry301 m
UK's Cafe625 m
Pop In Sandwich bar648 m

Nearby restaurants

Raza105 m
Zaafran158 m
The Unicorn256 m
Radhuni256 m

Nearby pubs

Gidea Park MicroPub153 m
The Ship224 m
The Archers269 m
The New Inn775 m

Nearby gyms

Romford Hockey Club647 m
Food hygiene (5-star)61% of 44

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

E

High street health

Registered businesses

RHINOSS CONSULTANCY AND PUBLICATIONS LTD

Investment

Investment grade, yield and market outlook

49

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 score22/100
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

45.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,309m
Crossrail 2 route18,267m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,678 nationally

1,455

Est. population

4,932/km²

60%

Employed

36%

Degree educated

£38,400

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

22%
15%
19%
23%
21%
Under 1822%
18–3415%
35–4919%
50–6423%
65+21%

Tenure

45%
46%
Own outright45%
Own (mortgage)47%
Private rent8%
Social rent1%

Ethnicity

73%
14%
White British73%
White Other6%
Asian14%
Black3%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household6%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent7%
Social rent1%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
17
Local approval rate
0%
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
29 homes · 220A, 220A, MAIN ROAD, RM2 5HL
Pipeline pressure
NONE

Named schemes (500m)

220A, 220A, MAIN ROAD, RM2 5HL29 homes
completed
188A, 188A, Main Road, Romford, RM2 5HA2 homes
completed
208-210, 208-210, Main Road, Romford, RM2 5HA2 homes
completed
46, 46, Links Avenue, Romford, RM2 6ND1 homes
completed
Site adjacent to, 3, Site adjacent to, 3, Links Avenue, RM21 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

Live in RM2 6EA? 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 6EA.
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

Similar postcodes

Frequently asked questions

📍 Track RM2 6EA

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

No spam. Unsubscribe anytime.

Key facts for RM2 6EA

Full postcodeRM2 6EA
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.587205
Longitude0.204200
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