Hylands
Havering 021 · 5 sub-areas · 8,656 residents
Havering 021 is a predominantly owner-occupied corner of Havering, east London, home to around 8,600 people. A typical two-bedroom home lets for about £1,540 a month — slightly above the national average but well below inner London rates. Over four in five residents own their home, making this one of the most ownership-heavy neighbourhoods in the borough.
Hylands is a commuter neighbourhood within Havering — train into London runs in around 19 minutes, and the rhythm of weekday mornings is shaped by it. Most homes are owner-occupied, so turnover is low and many residents have been here a long time.
Overview
What's it like to live in Hylands?
Greenspace is on the doorstep — a park or playing field is within walking distance of most homes; The streets feel safe by national standards — police-recorded crime is well below the country-wide median; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents are roughly in line with the national norm, at around £1,566 a month for a typical home; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Hylands in Havering
Living in Hylands
This part of Havering feels much more like outer suburb than city — low-density, heavily residential, and unmistakably car-dependent. Over 40% of working residents drive to work, and the streets reflect that: mostly interwar and postwar semi-detached houses on quiet residential roads, with greenspace within a short walk for nearly half of households. The nearest green space averages under 300 metres away, which is genuinely useful day-to-day.
Rents are moderate by London standards. A two-bedroom here runs about £1,540 a month — meaningfully cheaper than most of inner and central London, but up around 6% on the year. For buyers, the median sale price sits just under £500,000, which puts a deposit around six years of saving away on typical local earnings. Council tax (Band D) comes to roughly £2,425 a year.
The people who live here are notably settled. Over 82% own their home — outright or with a mortgage — and the area scores well on the deprivation index, sitting in the top 20% least deprived nationally. The age spread is fairly even across adult cohorts, with a slight tilt toward the 50–64 bracket at around 22%. Around 85% of residents were born in the UK, and the ethnic diversity index sits at 35.7 — lower than the London average but not unusual for outer east London.
For commuters, central London is around 20 minutes by public transport, which is the key draw for anyone priced out of zones 1–3. The rail station is roughly 1.6 km away in a straight line — about a 20-minute walk — so most people drive to it or factor that into their daily routine. See the streets and sub-areas below for more detail on specific pockets.
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Frequently asked
- Is Havering 021 a nice place to live?
- It's a quiet, settled outer-London suburb that suits people who want space and lower crime rather than city buzz. Owner-occupation is over 82%, green space is close by for nearly half of households, and deprivation sits in the top 20% nationally. The trade-off is limited walkable amenities and high car dependency.
- What is the rent in Havering 021?
- A one-bedroom typically costs around £1,220 a month, a two-bedroom around £1,540, and a three-bedroom around £1,845. These are estimates scaled from borough-level data using local sale prices. Rents rose roughly 6% in the past year.
- Is Havering 021 safe?
- Yes, relatively. The crime rate is around 49 incidents per 1,000 residents a year — well below the UK national average of roughly 80. It's one of the lower-crime parts of the borough, consistent with its low deprivation score and predominantly owner-occupied housing stock.
- What's the commute from Havering 021 to central London?
- Around 20 minutes by public transport to the nearest major hub — making it one of the faster outer-east-London commutes. The nearest rail station is roughly 1.6 km away (about a 20-minute walk), so most residents drive to the station.
- Who lives in Havering 021?
- Mostly settled, older owner-occupiers — over 82% own their home and the largest adult age group is 50–64 at around 22%. Around 85% of residents were born in the UK. It's a less transient population than most of London, with relatively few private renters.
- What schools are near Havering 021?
- There are 80 schools within 2 km of typical residents, so choice isn't the issue — quality concentration is. Only around 14% are rated Good or Outstanding within catchment distance, which is well below the national average. The nearest Outstanding school is under 600 metres away, so strong individual options do exist.
- Is Havering 021 good for families?
- It has real family appeal: low crime, green space within walking distance for nearly half of households, and over a fifth of households are couples with children. The school quality picture is mixed overall, so it's worth researching specific schools carefully before moving.