Squirrels Heath · Havering · Romford constituency · 51.58466, 0.21052

RM2 6JB— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
67
Safety
88
Schools
60
Transport
40
Environment
63
Investment
40

The bottom line

RM2 6JB 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: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6JB

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 6JB

🛡️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 6JB 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 · 11 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 1 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.8km

Crime is 67% below 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£4,644/m²
Price per ft²£431/ft²
Avg floor area130.7 m²

EPC breakdown

D
4%
E
5%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 89%Detached 11%

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£326,750
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)
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

1995–2026 · CAGR

+5.9%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-43.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 27 sales

Property Type Mix

Total: 27 sales

Detached11.1%
Semi-detached88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£93k£155k+67.6%1.5
Post-dot-com plateau2001–2004£159k£206k+29.7%2.5
Pre-crash peak2005–2006£275k£354k+28.7%1
GFC & correction2009–2012£320k£275k-14.1%1
Help-to-Buy recovery2014–2016£475k£443k-6.8%1.5
Brexit uncertainty2017–2017£546k£546k+0%1
Rate-rise correction2023–2023£525k£525k+0%1
Current market2024–2026£660k£540k-18.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1% alpha

Semi-detached-1% α
Local
6.4%
District
7.4%

CAGR over 17yr 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
4.9 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
6 min walk
Gidea ParkNational Rail
6 min walk
Harold Wood Rail StationElizabeth line
23 min walk
Emerson Park Rail StationLiberty
24 min walk
Romford Rail StationElizabeth line · Liberty
27 min walk
No bus stops within 400m

9

Walkability score

4

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park478m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
478m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
518m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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: 21.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.7 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): 1

Landslide susceptibility: Low

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 · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.5 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)

2.5km

Post office

Nearby cafes

Pop In Sandwich bar509 m
UK's Cafe564 m
Cosy Cafe672 m
Cafe 108724 m

Nearby restaurants

Station Kebab414 m
Great Wall417 m
Balgores Best Kebab527 m
Joe & Jam527 m

Nearby pubs

The New Inn294 m
Gidea Park MicroPub635 m
The Ship708 m
The Ardleigh725 m

Nearby gyms

David Lloyd Clubs377 m
Greenwood Boxing and Fitness663 m
Romford Hockey Club795 m

Nearby pharmacies

Crescent Pharmacy1.2 km
Food hygiene (5-star)55% of 29

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

B PHLEBOTOMY I LTD
MARIAN TUDORACHE LIMITED
TUD SERVICES LIMITED

Investment

Investment grade, yield and market outlook

40

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.2

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,453m
Crossrail 2 route18,709m

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)
2
Planning apps (12 months)
1
Planning apps (3 years)
16
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)
7
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
420, 420, Brentwood Road, Romford, RM2 6DH9 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 6JB

Full postcodeRM2 6JB
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.584658
Longitude0.210515
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