Neighbourhood · Havering
Elm Park East: house prices and how the area is changing
Official figures for the Elm Park East neighbourhood of Havering, England (ONS area Havering 023). Headline figures assembled 12 October 2026. Postcodes RM12. Figures that read a point use the neighbourhood's centre, near RM12 4YB.
An affluent neighbourhood, showing some signs of gentrification
Elm Park East is an affluent neighbourhood; it shows some signs of gentrification against Havering (4 of 21 signals rising, 2 falling). Houses here typically resell for £485,000 and flats for £227,500 (median resale prices, 2023-2025). Recorded crime is lower than across Havering (0.7 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Hornchurch, is about a 9-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.
Typical house price
£485,000
Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£227,500
Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.12; 4 of 21 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 8 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 6 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£75,100
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Elm Park East sits in Havering
- Typical house price: 12th highest of 30 neighbourhoods in Havering
- Typical flat price: 5th lowest of the 22 neighbourhoods in Havering with enough flat sales for one
- Average household income: 13th highest of 30 neighbourhoods in Havering
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Elm Park East
Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
4 of 21 counted signals point towards rising affluence against Havering, 2 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Anti-social behaviour
- Income deprivation ranking
- Homes selling
- Borough against the region
Falling behind the borough
- Recorded crime
- Air quality
Stations and schools nearby
Nearest stations
- Hornchurch Underground station, about a 9-minute walk from the neighbourhood's centre (720 m in a straight line).
- Emerson Park Railway station, about a 24-minute walk from the neighbourhood's centre (1.9 km in a straight line). About 4 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Romford (about 5 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Benhurst Primary School 370 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Oct 2024).
- Nearest state secondary school Abbs Cross Academy and Arts College 50 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Dec 2022).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Elm Park East
What is the typical house price in Elm Park East?
£485,000. Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
How does Elm Park East compare with the rest of Havering?
Typical house price: 12th highest of 30 neighbourhoods in Havering. Typical flat price: 5th lowest of the 22 neighbourhoods in Havering with enough flat sales for one. Average household income: 13th highest of 30 neighbourhoods in Havering.
Is Elm Park East an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Elm Park East gentrifying?
Some signs. Weighted balance +0.12; 4 of 21 signals up, 2 down, against the borough.
What is the nearest station to Elm Park East?
Hornchurch. Underground station, about a 9-minute walk from the neighbourhood's centre (720 m in a straight line).
Which state schools are nearest to Elm Park East?
Nearest state primary school. Benhurst Primary School. 370 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Oct 2024). Nearest state secondary school. Abbs Cross Academy and Arts College. 50 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Dec 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Elm Park East?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Havering
- Hacton
- Elm Park West
- Hornchurch
- Hylands
- Upminster Bridge
- South Hornchurch
- Romford East
- Romford South
- All 30 neighbourhoods in Havering
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.