Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.59192, 0.21243

RM2 6NX— Squirrels Heath, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
87
Schools
100
Transport
20
Environment
77
Investment
40

The bottom line

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

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM2 6NX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM2 6NX meets your needs.

Location

RM2 6NX

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-4.3% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for RM2 6NX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM2 6NX with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM2 6NX 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 · 12 min walk

—

Secondary

The Royal Liberty School

Not yet inspected · 9 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 · 170 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.0 incidents per 1,000 residents

Better than 79% of London
→ Stable

-50% vs borough

Crime by type

Violence & sexual offences38%
Anti-social behaviour20%
Other20%
Vehicle crime14%
Burglary6%
Theft2%
Drug offences0%
Robbery0%

Road safety

58

Road safety score

38

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is 54% 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£5,814/m²
Price per ft²£540/ft²
Avg floor area98.9 m²

EPC breakdown

C
2%
D
5%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 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£247,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 270 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

1995–2025 · CAGR

+6.9%

Total change

+637%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.3%

per year

Acceleration

+9.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£78k£111k+42.6%1.5
Post-dot-com plateau2003–2004£199k£225k+13.1%1
Pre-crash peak2005–2007£248k£245k-1%1
Help-to-Buy recovery2016–2016£363k£363k+0%1
Brexit uncertainty2019–2019£420k£420k+0%1
Pandemic surge2021–2021£410k£410k+0%2
Rate-rise correction2022–2023£516k£522k+1.1%1.5
Current market2025–2025£575k£575k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
6.6%
District
6.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park StationElizabeth line line
14 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
15 min walk
Gidea ParkNational Rail
15 min walk
Harold Wood Rail StationElizabeth line
18 min walk
Emerson Park Rail StationLiberty
33 min walk
Romford Rail StationElizabeth line · Liberty
35 min walk
No bus stops within 400m

15

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City65 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park460m
Santander docks (800m)0
Nearest cycle dock15.4 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.4 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.4 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): 3

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

12 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Inn (1.1 km)

Nearest supermarketCo-op Food · 1.7 km
2 tennis courts1 swimming pools2 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)

1.7km

Post office

Nearby shops

Budgens651 m
Maps809 m

Nearby cafes

Cafe on the corner233 m
Cosy Cafe1.0 km

Nearby restaurants

KFC182 m
Greggs470 m
McDonald's588 m
Raza862 m

Nearby pubs

The New Inn1.1 km

Nearby gyms

Romford Hockey Club174 m
David Lloyd Clubs943 m
Greenwood Boxing and Fitness995 m

Nearby pharmacies

Crescent Pharmacy350 m
Food hygiene (5-star)63% of 38

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

A

High street health

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 score18/100
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

43.5

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,083m
Crossrail 2 route18,841m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,315 nationally

1,666

Est. population

6,087/km²

61%

Employed

32%

Degree educated

£40,200

Median income

3.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

24%
17%
21%
19%
19%
Under 1824%
18–3417%
35–4921%
50–6419%
65+19%

Tenure

42%
41%
13%
Own outright42%
Own (mortgage)41%
Private rent13%
Social rent3%
Shared ownership1%

Ethnicity

68%
White British68%
White Other8%
Asian13%
Black5%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household16%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent13%
Social rent3%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
9
Local approval rate
25%
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)
9
Largest scheme
51 homes · Farningdon Centre & land adjoining, Farningdon Centre & land adjoining, Neave Crescent, Romford, RM3 8HN
Pipeline pressure
NONE

Named schemes (500m)

78-80, 78-80, Straight Road, Romford, RM3 8AA19 homes
completed
Tara, Tara, Southend Arterial Road, Romford, RM2 6PL8 homes
completed
Hamlin House, Hamlin House, Neave Crescent, Widecombe Close, RM38 homes
completed
67, 67, Straight Road, RM38 homes
completed
67, 67, Straight Road, Harold Hill, RM37 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,463
Constituency
Romford

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

Live in RM2 6NX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM2 6NX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM2 6NX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM2 6NX

Full postcodeRM2 6NX
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.591916
Longitude0.212427
Parliamentary constituencyHornchurch and Upminster
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