Squirrels Heath · Havering · Romford constituency · 51.58742, 0.20355

RM2 6NA— Squirrels Heath, Havering

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

High-connectivity investment target

 

Safety 71/100Transport 48/100Yield 4.22%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
60
Safety
71
Schools
—
Transport
48
Environment
75
Investment
60

The bottom line

RM2 6NA 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.

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Location

RM2 6NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+30.0% vs London avg

Deep-dive guides for RM2 6NA

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

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🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How RM2 6NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gidea Park Primary School

Not yet inspected · 10 min walk

KS2: 110.2

—

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

84.4 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 350.0%

+41% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime14%
Burglary7%
Robbery5%
Drug offences4%
Theft3%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.8km

Crime is +30% above London average

Property

Prices, sales volume and market trends

Avg floor area45.3 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

Street mix

Detached 14%Flat 86%

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£113,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+5.6%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-91.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Detached14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2002–2002£165k£165k+0%1
Pre-crash peak2005–2005£138k£138k+0%1
GFC & correction2010–2010£60k£60k+0%1
Help-to-Buy recovery2013–2013£125k£125k+0%1
Brexit uncertainty2019–2019£225k£225k+0%1
Pandemic surge2021–2021£200k£200k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park StationElizabeth line line
7.3 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
27 min walk
Emerson Park Rail StationLiberty
30 min walk
No bus stops within 400m

19

Walkability score

8

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 park535m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
535m
🅿️
Gidea Park Station Car Park85 spaces· yes
600m

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
NoiseNONE
road
SEVERE
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): 5

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 · 1.1 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

17

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

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

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.4km

Post office

Nearby cafes

Costa252 m
The Pantry271 m
UK's Cafe649 m
Pop In Sandwich bar678 m

Nearby restaurants

Raza69 m
Zaafran126 m
The Unicorn216 m
Radhuni221 m

Nearby pubs

Gidea Park MicroPub120 m
The Ship185 m
The Archers235 m
The New Inn823 m

Nearby gyms

Romford Hockey Club658 m
Food hygiene (5-star)63% of 48

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

A

High street health

Registered businesses

GIDEA PARK DENTAL PRACTICE LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

36.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,291m
Crossrail 2 route18,222m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,606 nationally

1,600

Est. population

3,691/km²

62%

Employed

38%

Degree educated

£38,400

Median income

3.5%

Claimant rate

Inner cityMedium densityOwner occupiers / families

48

Community stability

Age profile

22%
20%
21%
18%
19%
Under 1822%
18–3420%
35–4921%
50–6418%
65+19%

Tenure

36%
31%
31%
Own outright36%
Own (mortgage)31%
Private rent31%
Social rent2%
Shared ownership0%

Ethnicity

60%
16%
White British60%
White Other9%
Asian16%
Black8%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household22%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent31%
Social rent2%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
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
208-210, 208-210, Main Road, Romford, RM2 5HA2 homes
completed
188A, 188A, Main Road, Romford, RM2 5HA2 homes
completed
Site adjacent to, 3, Site adjacent to, 3, Links Avenue, RM21 homes
completed
11 Balgores Square, Romford, RM2 6AU1 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 6NA

Full postcodeRM2 6NA
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.587415
Longitude0.203546
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