Land by postcode · RM area · Hornchurch
Hornchurch covers two postcode districts, RM11 and RM12, in Greater London. Planning applications here are decided by the Havering planning authority. Below: what homes sold for, which planning controls apply, and what that means before you sell or develop a plot in Hornchurch.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07 across both of Hornchurch's postcode districts. This is market context for the town, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
1,739
Median sale price
£480,000
Median £ per m² of floor area
£5,733
Median, last 12m vs prior 12m
+2.1%
£475,000 → £485,000
Mix of sales: 11% detached, 41% semi-detached, 31% terraced, 17% flats.
New-build sales 2023–2024: 90 of 1,688 (5%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1,198 live postcodes in Hornchurch's two districts whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
35 of 1,198 postcodes
20 of 1,198 postcodes
St Andrew's Church, Hornchurch · Langtons, Hornchurch · St Leonard's, Hornchurch
No postcodes in Hornchurch's two districts fall inside: National Landscape (AONB), National Park, Article 4 Direction area.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
3% of postcodes in Hornchurch are inside the Green Belt, so Hornchurch has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
These are town-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in Hornchurch since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 31 decided since 2021, 17 refused.
13 of 31
approved, 42%
48% across London
23 homes approved of 52 applied for
Approved examples
Scotts J M I School House, 2 Bonington Road Hornchurch RM12 6TH (1 new home)
Sub-division of the plot and construction of a 3-bedroom dwelling with amenity space
Approved 2025-06-13, Havering ref P0759.24
Land R/O 196 Abbs Cross Lane & side of 6 Bethany Close Hornchurch RM12 4QD (1 new home)
Approval of Reserved Matters (appearance, means of access, landscaping and layout) of outline approval of Ref:P0009.22, for a 2-storey, 3-be...
Approved 2024-10-25, Havering ref P0991.24
Estate Office, Greenways Court (1 new home)
Change of use of Estate Office B1 use to a single residential social rental apartment including conversion of the estate office
Approved 2024-06-07, Havering ref P0353.24
By the kind of plot, from the wording of each proposal:
4 decided since 2021, 2 refused
2 of 4
approved
42% across London
Approved examples
114 Hornchurch Road Hornchurch RM11 1DL
Subdivision of plot to facilitate erection of 1x detached 3 storey dwelling with associated parking and amenity space following the demoliti...
Approved 2025-12-19, Havering ref P1321.25
61 decided since 2021, 34 refused
24 of 61
approved, 39%
45% across London
Approved examples
Land R/O 54 CENTRAL DRIVE HORNCHURCH RM12 6AX
Construction of a detached 3 bed 5 person chalet bungalow with associated amenities and parking
Approved 2025-03-11, Havering ref P1326.24
17 decided since 2021, 8 refused
7 of 17
approved, 41%
51% across London
Approved examples
92 Harrow Drive Hornchurch RM11 1NX
Demolition of existing dwelling and construction of 2no. dwellings with off street car parking and private amenity.
Approved 2023-12-11, Havering ref P1471.23
6 decided since 2021, 4 refused
2 of 6
approved, 33%
46% across London
Approved examples
161A High Street Hornchurch RM11 3XS
Change of Use of first and second floor from an Office (Class E) to one 3-bed flat (Class C3)
Approved 2024-09-24, Havering ref P0800.24
Also decided here: 43 applications for outbuildings, annexes or garden buildings, 35 approved.
Decided planning applications (not extensions, conditions or tree works) from the councils' own registers, summed across the 2 of 2 postcode districts in Hornchurch that carry them, classified by the wording of each proposal. Counts, not estimates; within a district, a class with fewer than three applications is not counted.
Havering covers 100% of the sampled postcodes in Hornchurch.
Borough guide: Selling land in Havering
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the town average. Across Hornchurch, 3% of postcodes are in the Green Belt and 2% in a conservation area. on Green Belt or National Landscape plots a new home is the exception and needs a specific case, and a replacement dwelling, a conversion or a modest extension is usually the realistic route. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it.
No Article 4 direction is recorded for Hornchurch, so houses keep their normal permitted development rights for outbuildings and extensions within the size limits. Those rights do not extend to agricultural land, paddocks or a change of use to residential, which normally need permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In Hornchurch the median sale is £480,000, from £460,000 in RM12 to £500,000 in RM11, and only 5% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no town figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in Hornchurch would be measured against a £480,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Computed from open-data records; town-level, not plot-level measurements. Hornchurch here means the two postcode districts whose most common post town is Hornchurch. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL); conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open, contains OS data © Crown copyright and database right 2026. Figures computed 2026-10-19.