Squirrels Heath · Havering · Romford constituency · 51.58395, 0.21314

RM2 6GH— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 38/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
81
Schools
100
Transport
38
Environment
64
Investment
45

The bottom line

RM2 6GH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6GH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for RM2 6GH

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM2 6GH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Infant School

Outstanding · Inspected Mar 2024 · 6 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 4 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 161 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

+7% vs borough

Crime by type

Other31%
Anti-social behaviour20%
Violence & sexual offences20%
Vehicle crime16%
Drug offences6%
Robbery3%
Theft3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.8km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,517/m²
Price per ft²£605/ft²
Avg floor area42.4 m²

EPC breakdown

B
6%
C
98%

Based on 104 properties · Confidence: high

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£106,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+2.1%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.5%

per year

Acceleration

-45.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 237 sales

Property Type Mix

Total: 237 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£100k£150k+50.1%32
Pre-crash peak2005–2007£133k£162k+21.2%13
GFC & correction2008–2012£152k£175k+15.1%2.6
Help-to-Buy recovery2013–2016£148k£227k+53.6%8
Brexit uncertainty2017–2019£258k£230k-11%6.3
Pandemic surge2020–2021£230k£260k+12.9%4.5
Rate-rise correction2022–2023£180k£213k+18.1%11
Current market2024–2026£270k£165k-38.9%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
4.6%
District
3.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
7 min walk
Gidea ParkNational Rail
7 min walk
Harold Wood Rail StationElizabeth line
21 min walk
Emerson Park Rail StationLiberty
22 min walk
Romford Rail StationElizabeth line · Liberty
29 min walk
No bus stops within 400m

7

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria79 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City69 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park602m
Santander docks (800m)0
Nearest cycle dock15.3 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
602m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
664m

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: 21.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 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

15 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.8 km
5 tennis courts2 swimming pools2 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)

1.8km

Post office

Nearby cafes

Cosy Cafe488 m
Cafe 108537 m
Pop In Sandwich bar610 m
UK's Cafe683 m

Nearby restaurants

Station Kebab450 m
Great Wall455 m
The Clove482 m
Poseidon's Fish Bar483 m

Nearby pubs

The New Inn216 m
The Ardleigh546 m
The Drill783 m

Nearby gyms

David Lloyd Clubs182 m
Greenwood Boxing and Fitness482 m
Romford Hockey Club900 m
Food hygiene (5-star)55% of 29

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BACSW SERVICES LTD
DRM COMMUNICATIONS LTD
INCLUSIVECONNECT CIC
LE GRANDORIA LTD
LIMITLESS ACCOUNTING LTD

+6 more

Investment

Investment grade, yield and market outlook

45

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

41.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,541m
Crossrail 2 route18,893m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,599 nationally

2,286

Est. population

8,678/km²

63%

Employed

36%

Degree educated

£38,400

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

22%
24%
23%
16%
15%
Under 1822%
18–3424%
35–4923%
50–6416%
65+15%

Tenure

19%
27%
28%
23%
Own outright19%
Own (mortgage)27%
Private rent28%
Social rent23%
Shared ownership2%
Rent free0%

Ethnicity

63%
White British63%
White Other10%
Asian10%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household34%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

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)
8
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)
12
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT205 homes
completed
Snowdon Court, Snowdon Court, Squirrells Heath Road, Elvet Avenue, Gidea Park, RM2 6DU98 homes
completed
438, 438, UPPER BRENTWOOD ROAD, RM260 homes
completed
Land off, Land off, Upper Brentwood Road, (rear of Durham Avenue), Romford, RM2 6JJ28 homes
completed
Interwood Site, Interwood Site, Stafford Avenue, Hornchurch, RM11 2ER20 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 6GH

Full postcodeRM2 6GH
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.583953
Longitude0.213137
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