Squirrels Heath · Havering · Romford constituency · 51.58363, 0.20866

RM2 6LA— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 88/100Transport 49/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Standout strength: safety

Liveability
70
Safety
88
Schools
60
Transport
49
Environment
64
Investment
42

The bottom line

RM2 6LA 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 6LA

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 6LA

🛡️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 6LA 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 · 9 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 3 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 · 159 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)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.9km

Crime is 67% 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£4,678/m²
Price per ft²£435/ft²
Avg floor area66 m²

EPC breakdown

B
8%
C
4%
D
10%
E
1%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Detached 17%Flat 80%Other 3%

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£165,000
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 FAnnual charge £2,960
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+3%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.0%

per year

Acceleration

+40.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Detached17.2%
Flat/maisonette82.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£142k£70k-51.2%1.3
Post-dot-com plateau2002–2004£97k£148k+52.6%1.5
Pre-crash peak2005–2007£500k£177k-64.6%1
GFC & correction2010–2012£150k£145k-3%1
Help-to-Buy recovery2015–2015£463k£463k+0%1
Brexit uncertainty2017–2019£850k£360k-57.6%4
Pandemic surge2020–2021£360k£300k-16.7%1
Rate-rise correction2022–2023£270k£404k+49.6%1
Current market2024–2026£259k£325k+25.5%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
4.1%
District
3.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

53out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing58
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
2.9 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
23 min walk
Harold Wood Rail StationElizabeth line
25 min walk
Romford Rail StationElizabeth line · Liberty
25 min walk
No bus stops within 400m

15

Walkability score

6

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park307m
Santander docks (800m)0
Nearest cycle dock15.0 km

Nearby car parks

🅿️
Gidea Park Station Car Park85 spaces· yes
307m
🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
355m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
More green space than 75% of London

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

13 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.7 km
2 tennis courts1 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)

2.6km

Post office

Nearby cafes

Pop In Sandwich bar338 m
UK's Cafe393 m
Natural Bean635 m
The Pantry655 m

Nearby restaurants

Station Kebab274 m
Great Wall275 m
Balgores Best Kebab356 m
Chillies358 m

Nearby pubs

The New Inn278 m
Gidea Park MicroPub582 m
The Ship647 m
The Archers654 m

Nearby gyms

David Lloyd Clubs490 m
Romford Hockey Club912 m
Food hygiene (5-star)51% of 45

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

42

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
Sales last 12 months2

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

17/100

Velocity score

Future outlook

69.5

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,281m
Crossrail 2 route18,584m

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)
3
Planning apps (3 years)
13
Local approval rate
67%
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)

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
New Inn, New Inn, Squirrels Heath Lane, Gidea Park, RM2 6DP7 homes
completed
101-105 Balgores Lane, Ground Floor, 101-105 Ground Floor, Gidea Park, Romford, RM2 6BT2 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 6LA

Full postcodeRM2 6LA
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.583632
Longitude0.208661
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