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Neighbourhood · Havering

South Hornchurch: house prices and how the area is changing

Official figures for the South Hornchurch neighbourhood of Havering, England (ONS area Havering 027). Headline figures assembled 12 October 2026. Postcodes RM12, RM13. Figures that read a point use the neighbourhood's centre, near RM13 7DS.

An affluent neighbourhood, changing little against Havering

South Hornchurch is an affluent neighbourhood; it is changing little against Havering (signals are mixed: 3 rising and 3 falling of 21). Houses here typically resell for £423,750 (median resale price, 2023-2025). Recorded crime is lower than across Havering (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Elm Park, is about a 19-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

£423,750

Median resale price of houses in the neighbourhood, 2023-2025; +25% 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

Mixed signs

Weighted balance +0.02; 3 of 21 signals up, 3 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 5 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£69,900

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 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 South Hornchurch sits in Havering

  • Typical house price: 7th lowest of 30 neighbourhoods in Havering
  • Average household income: 11th lowest 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 South Hornchurch

House prices: South Hornchurch against Havering: This neighbourhood £63k (1995) to £435k (2026); Havering £70k (1995) to £480k (2026).£117k£427k2026202120162011200620011995This neighbourhood£435kHavering£480k
Median resale price of houses each year here and across Havering, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: South Hornchurch against Havering: This neighbourhood £69k (2001) to £243k (2022); Havering £78k (2001) to £265k (2026).£95k£244k2026202220182014201020062001This neighbourhood£243kHavering£265k
Median resale price of flats each year here and across Havering, 2001 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

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

3 of 21 counted signals point towards rising affluence against Havering, 3 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

  • Single-person households under 65
  • Homes improving their energy rating
  • Borough against the region

Falling behind the borough

  • Anti-social behaviour
  • Income deprivation ranking
  • Air quality

Stations and schools nearby

Nearest stations

  • Elm Park Underground station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line).
  • Rainham (London) Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 5.3 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 25 min) and Grays (about 11 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 Whybridge Infant School 290 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2023).
  • Nearest state secondary school The Brittons Academy 330 m from the neighbourhood's centre. Ofsted: Good (Oct 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 South Hornchurch

What is the typical house price in South Hornchurch?

£423,750. Median resale price of houses in the neighbourhood, 2023-2025; +25% against 2017-2019.

How does South Hornchurch compare with the rest of Havering?

Typical house price: 7th lowest of 30 neighbourhoods in Havering. Average household income: 11th lowest of 30 neighbourhoods in Havering.

Is South Hornchurch an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is South Hornchurch gentrifying?

Mixed signs. Weighted balance +0.02; 3 of 21 signals up, 3 down, against the borough.

What is the nearest station to South Hornchurch?

Elm Park. Underground station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line).

Which state schools are nearest to South Hornchurch?

Nearest state primary school. Whybridge Infant School. 290 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2023). Nearest state secondary school. The Brittons Academy. 330 m from the neighbourhood's centre. Ofsted: Good (Oct 2022).

Each answer repeats a figure shown above, with its source there.

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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.