Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58968, 0.21752

RM2 6PL— Squirrels Heath, Havering

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

Under-the-radar value

 

Schools 100%Safety 87/100Transport 18/100Yield 5.67%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
57
Safety
87
Schools
100
Transport
18
Environment
59
Investment
56

The bottom line

RM2 6PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £275,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-47.1% vs London avg
vs London income-4.3% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for RM2 6PL

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

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“Under-the-radar value”

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How RM2 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Junior School

Outstanding · Inspected Dec 2023 · 7 min walk

KS2: 107.0

—

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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

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

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£275,000

Median sale price

Bottom 25% — 47% below London median

£275,000 is 47% below the London median (£520,000)

+61.2%

This year

Terraced

Dominant type

Price history

5-year change
-39.7%
Sales (24 months)5
New build0.0%
Avg terraced£399,000
Avg flat£261,250
Price per m²£3,647/m²
Price per ft²£339/ft²
Avg floor area72.9 m²

EPC breakdown

B
17%
C
14%
D
10%

Based on 41 properties · Confidence: high

Street mix

Semi 17%Terraced 42%Detached 5%Flat 37%

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

Stamp duty

Standard buyer£1,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.8×

Price-to-income

£1,376/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,250
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
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

1995–2026 · CAGR

+6%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.7%

per year

Acceleration

+51.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Detached4.9%
Semi-detached17.1%
Terraced41.5%
Flat/maisonette36.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£95k+65.7%1.5
Post-dot-com plateau2001–2004£117k£163k+38.6%1.5
Pre-crash peak2006–2007£120k£221k+84.4%1.5
GFC & correction2008–2012£221k£213k-3.8%1.5
Help-to-Buy recovery2013–2015£218k£360k+65.5%1.5
Brexit uncertainty2017–2019£385k£305k-20.8%4
Pandemic surge2021–2021£456k£456k+0%2
Rate-rise correction2023–2023£280k£280k+0%2
Current market2024–2026£265k£352k+32.8%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-2.7% alpha

Terraced+0.7% α
Local
7.2%
District
6.5%
Flat/maisonette-2.7% α
Local
-2.7%
District
0%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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

Nearby stations

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

19

Walkability score

20

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park348m
Santander docks (800m)0
Nearest cycle dock15.7 km

Connectivity

Broadband and mobile coverage

94%

Full fibre

61%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed338 Mbps
Median download353 Mbps
Superfast coverage94%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 16%
Less green space than 86% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.0 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): 2

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

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

9 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.1 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

54

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (631 m)

Nearest supermarketCo-op Food · 1.2 km
1 tennis courts5 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)

1.2km

Post office

Nearby shops

Budgens829 m

Nearby cafes

Cafe on the corner299 m
Cosy Cafe645 m
Cafe 108684 m

Nearby restaurants

McDonald's169 m
Greggs455 m
KFC459 m
Poseidon's Fish Bar652 m

Nearby pubs

The Ardleigh631 m
The New Inn922 m

Nearby gyms

Romford Hockey Club576 m
Greenwood Boxing and Fitness620 m
David Lloyd Clubs678 m

Nearby pharmacies

Crescent Pharmacy692 m
Food hygiene (5-star)60% of 42

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

A

High street health

Registered businesses

BALKAN SUPPLEMENTARY EDUCATION PROJECT LTD
TOOLS4BUILDERS LIMITED
VIVSOL LTD

Investment

Investment grade, yield and market outlook

56

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.6

Price growth score

D
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,184m
Crossrail 2 route19,190m

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%
Price vs London-47.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
12
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)
15
Largest scheme
349 homes · HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., WHITELANDS WAY, RM3 0BE
Pipeline pressure
NONE

Named schemes (500m)

HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., WHITELANDS WAY, RM3 0BE349 homes
completed
AREA A1, PHASE 3 HAROLD WOOD HOSPITAL, LAND OFF, AREA A1, PHASE 3 HAROLD WOOD HOSPITAL, LAND OFF, BRYANT AVENUE, WHITELANDS WAY, RM3 0XZ67 homes
completed
HAROLD WOOD HALL, HAROLD WOOD HALL, COLCHESTER ROAD, RM317 homes
completed
LUCAS PLAYING FIELD SITE ADJACENT TO, 86, LUCAS PLAYING FIELD SITE ADJACENT TO, 86, SOUTHEND ARTERIAL ROAD, RM2 6PL12 homes
completed
Tara, Tara, Southend Arterial Road, Romford, RM2 6PL8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£275,000)

£1,250

Standard buyer

£0

First-time buyer

Save £1,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM2 6PL

Full postcodeRM2 6PL
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.589679
Longitude0.217515
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