Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58900, 0.21395

RM2 6RH— Squirrels Heath, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
87
Schools
100
Transport
21
Environment
60
Investment
40

The bottom line

RM2 6RH 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 catch: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6RH

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 6RH

🛡️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 6RH 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 · 8 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 6 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 168 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.2km

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,134/m²
Price per ft²£477/ft²
Avg floor area106.2 m²

EPC breakdown

C
3%
D
9%
E
8%

Based on 20 properties · Confidence: medium

Street mix

Semi 86%Terraced 12%Detached 2%

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£265,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.6%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

-1.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Semi-detached86%
Terraced11.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£146k+70.8%1.2
Post-dot-com plateau2001–2004£159k£248k+56.2%1.3
Pre-crash peak2005–2007£247k£297k+20.2%2
GFC & correction2008–2012£330k£328k-0.8%2
Help-to-Buy recovery2013–2016£315k£429k+36.3%1.3
Brexit uncertainty2017–2018£529k£500k-5.5%1.5
Pandemic surge2020–2021£410k£520k+26.8%1.5
Rate-rise correction2022–2023£647k£501k-22.6%2
Current market2024–2025£526k£546k+3.8%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
6.7%
District
6.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
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
11.2 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

7

Walkability score

9

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 park536m
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 waterLOW
Low
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 AONB6% green spaceTree canopy: 10%
Below average green space

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

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

16 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (704 m)

Nearest supermarketCo-op Food · 2.0 km
2 tennis courts2 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)

2.0km

Post office

Nearby shops

Budgens923 m

Nearby cafes

Cafe on the corner371 m
Cosy Cafe694 m
Cafe 108744 m

Nearby restaurants

McDonald's418 m
KFC467 m
Greggs614 m
Poseidon's Fish Bar698 m

Nearby pubs

The Ardleigh704 m
The New Inn773 m

Nearby gyms

Romford Hockey Club417 m
David Lloyd Clubs603 m
Greenwood Boxing and Fitness670 m

Nearby pharmacies

Crescent Pharmacy681 m
Food hygiene (5-star)63% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

AVB HOME LTD
FOCUSSED OUTCOME LTD
LARKINS M&E SERVICES LIMITED
NEW ERA CONTRACTS LTD

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 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

8/100

Velocity score

Future outlook

48.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,948m
Crossrail 2 route18,942m

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)
2
Planning apps (12 months)
1
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)
9
Largest scheme
205 homes · RAILSTORE LIMITED, RAILSTORE LIMITED, ELVET AVENUE, RM2 6JT
Pipeline pressure
NONE

Named schemes (500m)

Interwood Site, Interwood Site, Stafford Avenue, Hornchurch, RM11 2ER20 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
590 Upper Brentwood Road, Romford, RM2 6HU4 homes
completed
Tara, Southend Arterial Road, Hornchurch, RM2 6PL4 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 6RH

Full postcodeRM2 6RH
Postcode districtRM2
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.589000
Longitude0.213945
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