Squirrels Heath · Havering · Romford constituency · 51.58828, 0.20645

RM2 6LU— Squirrels Heath, Havering

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

London's quiet achiever

 

Bottom 25% LondonSafety 88/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
71
Safety
88
Schools
—
Transport
43
Environment
75
Investment
39

The bottom line

RM2 6LU offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6LU

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 6LU

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM2 6LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 16 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 5 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 163 min walk

0 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.6km

Crime is 67% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,671/m²
Price per ft²£434/ft²
Avg floor area236 m²

EPC breakdown

B
2%
C
2%
D
4%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Semi 23%Detached 77%

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£590,000
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, no insulation (assumed)
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

1995–2024 · CAGR

+6.1%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.8%

per year

Acceleration

+46.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 30 sales

Property Type Mix

Total: 30 sales

Detached76.7%
Semi-detached23.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£182k£239k+31.7%2
Post-dot-com plateau2002–2004£345k£380k+10.1%1
Pre-crash peak2005–2007£453k£526k+16.3%2
GFC & correction2009–2010£500k£460k-8%1
Help-to-Buy recovery2013–2015£515k£900k+74.8%2
Brexit uncertainty2017–2017£900k£900k+0%1
Pandemic surge2020–2020£710k£710k+0%2
Rate-rise correction2022–2023£1.05m£820k-22.3%1
Current market2024–2024£1.01m£1.01m+0%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Detached

-0.5% alpha

Semi-detached+0.1% α
Local
6.3%
District
6.2%
Detached-0.5% α
Local
5.2%
District
5.7%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position40

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

Nearby stations

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

13

Walkability score

4

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 park657m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
657m
🅿️
Gidea Park Station Car Park85 spaces· yes
696m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.9 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

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

17 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.4 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

24

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gidea Park MicroPub (342 m)

Nearest supermarketCo-op Food · 2.2 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.2km

Post office

Nearby shops

Maps1.1 km

Nearby cafes

Costa473 m
The Pantry493 m
UK's Cafe763 m
Pop In Sandwich bar767 m

Nearby restaurants

Raza291 m
Zaafran348 m
The Unicorn436 m
Radhuni444 m

Nearby pubs

Gidea Park MicroPub342 m
The Ship406 m
The Archers458 m
The New Inn778 m

Nearby gyms

Romford Hockey Club459 m
David Lloyd Clubs821 m

Nearby pharmacies

Crescent Pharmacy863 m
Food hygiene (5-star)58% of 43

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

HARTS LANE (BLOCK B) MANAGEMENT CO. LIMITED
IQTECH LTD
LGH SOLUTIONS LIMITED
MANAGE IT CONSULTING LIMITED
TECHPASSPORT LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 months0

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

4/100

Velocity score

Future outlook

57.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,504m
Crossrail 2 route18,423m

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)
18
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
60 homes · 438, 438, UPPER BRENTWOOD ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

1 Beaumont Close, Romford, RM2 6LJ2 homes
completed
Land forming part of 3, Land forming part of 3, Hopkins Close, Romford, RM2 6HG1 homes
completed
280, 280, Main Road, Romford, RM2 6LU1 homes
completed
587, 587, Upper Brentwood Road, Romford, RM2 6LH1 homes
completed
46, 46, Links Avenue, Romford, RM2 6ND1 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 6LU

Full postcodeRM2 6LU
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.588278
Longitude0.206447
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