Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58852, 0.21981

RM2 6PR— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 19/100Yield 4.22%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
84
Schools
100
Transport
19
Environment
59
Investment
52

The bottom line

RM2 6PR 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 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 6PR

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-27.0% vs London avg

Deep-dive guides for RM2 6PR

🛡️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 6PR 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 · 5 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 170 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-21% vs borough

Crime by type

Other37%
Violence & sexual offences27%
Vehicle crime14%
Anti-social behaviour11%
Drug offences6%
Burglary2%
Theft1%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

C
3%
D
9%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,500
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, 100 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

1998–2023 · CAGR

+5.9%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-5.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 27 sales

Property Type Mix

Total: 27 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£84k£95k+13.1%1
Post-dot-com plateau2001–2003£107k£160k+49.5%1.3
Pre-crash peak2006–2007£235k£213k-9.4%2
GFC & correction2010–2012£235k£178k-24.3%1
Help-to-Buy recovery2015–2015£308k£308k+0%3
Brexit uncertainty2018–2019£330k£345k+4.5%3
Pandemic surge2020–2021£389k£429k+10.3%1.5
Rate-rise correction2022–2023£400k£350k-12.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
12.4 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
13 min walk
Harold WoodNational Rail
13 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
15 min walk
Emerson Park Rail StationLiberty
28 min walk
Romford Rail StationElizabeth line · Liberty
37 min walk
No bus stops within 400m

22

Walkability score

33

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock15.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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 waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 13%
Less green space than 84% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 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

KINGS PARK SURGERY

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

8 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (462 m)

Nearest supermarketCo-op Food · 1.1 km
1 tennis courts5 swimming pools1 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)

1.1km

Post office

Nearby shops

Budgens980 m

Nearby cafes

Cosy Cafe490 m
Cafe on the corner491 m
Cafe 108520 m

Nearby restaurants

McDonald's103 m
Poseidon's Fish Bar499 m
Masterchef510 m
The Brunch Bar520 m

Nearby pubs

The Ardleigh462 m
The New Inn894 m

Nearby gyms

Greenwood Boxing and Fitness466 m
David Lloyd Clubs607 m
Romford Hockey Club776 m

Nearby pharmacies

Crescent Pharmacy886 m
Food hygiene (5-star)56% of 41

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

AGAS FOODS LTD
CONCEPTAR LTD
DUO PM LTD
ENAMIR PROPERTIES LTD
LONDON STAR CARE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

52

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

31.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,222m
Crossrail 2 route19,349m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,714 nationally

1,774

Est. population

4,142/km²

63%

Employed

31%

Degree educated

£40,200

Median income

4.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

23%
20%
23%
17%
17%
Under 1823%
18–3420%
35–4923%
50–6417%
65+17%

Tenure

29%
42%
19%
Own outright29%
Own (mortgage)42%
Private rent19%
Social rent9%
Shared ownership1%

Ethnicity

65%
15%
White British65%
White Other8%
Asian15%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household19%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent9%

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)
2
Planning apps (3 years)
11
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)
13
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
Fomer Bridge Service Station Site, Fomer Bridge Service Station Site, Southend Arterial Road, Hornchurch, RM11 2SS41 homes
completed
LAND ADJACENT TO, 49, LAND ADJACENT TO, 49, GUBBINS LANE, RM312 homes
completed
LUCAS PLAYING FIELD SITE ADJACENT TO, 86, LUCAS PLAYING FIELD SITE ADJACENT TO, 86, SOUTHEND ARTERIAL ROAD, RM2 6PL12 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

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Key facts for RM2 6PR

Full postcodeRM2 6PR
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.588521
Longitude0.219812
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
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Companies
House
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Mail
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Agency
Ofcom
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Office
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