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Neighbourhood profile
Hacton
Havering, London
PocketsHacton (River Ingrebourne · west · Airfield Way · Ravenscourt Grove)Upminster Bridge
Hacton is a small dispersed settlement in the far east of the London Borough of Havering, sitting between Upminster and Rainham on the edge of the Metropolitan Green Belt. The name means 'farmstead on a hook-shaped piece of land' referring to the bend in the River Ingrebourne, and Hacton and its bridge already existed in 1299 as one of three hamlets in medieval Upminster. The ward has no listed buildings of note but benefits from its position on the edge of the green belt: Hornchurch Country Park extends across 15.3 hectares and total ward green cover reaches 31.9 hectares. Safety and air-quality scores are among the highest in London, reflecting the ward's rural edge. Nine Ofsted-outstanding schools sit within reach. The drawbacks are serious. Public-transport access is almost absent — the nearest stations are Upminster and Hornchurch, both a long walk away, and there is no conservation-area cover. The food and shopping offer is minimal at just 10 venues, culture and heritage scores are very low, and this is very much a car-dependent outer-London suburb.
- Strongest92Air & Quiet
Clean air and low ambient noise by London standards
- Also strong81Safety
Low recorded crime relative to the rest of London
- Watch out1Heritage
Little listed-building or conservation-area presence
At a glance
- Limited public-transport access
- 2 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Hornchurch Country Park (15.3 hectares)
- 27 open venues (10 food and drink, 17 other)
5 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Hacton was already a hamlet with its own bridge by 1299, and was one of three medieval settlement clusters in the ancient parish of Upminster, alongside Upminster village and Corbets Tey.
Hacton, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
68Better than 94% of London
How scores work - Purchase affordability70
- Rent affordability70
- Price momentum (5yr)54
- Activity (turnover)84
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Hacton: 111 sales recorded (2025)32-yr price trend £—
Safety
81Better than 96% of London
- Personal safety80
- Property crime80
- Anti-social behaviour84
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Hacton: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
28Better than 10% of London
Median public-transport access is basic (TfL PTAL 2.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Hacton: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
92Better than 98% of London
- Air quality98
- Quietness83
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
10Among the lowest in London
- Nightlife0
- Dining0
- Arts & culture0
- Retail & shops0
- Sports & recreation0
- Independent scene14
- Vitality (openings, diversity)31
27 open venues nearby — 10 food & drink, 17 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Hacton: the mix behind 27 open venues—% independent
Education
53Better than 50% of London
- Primary schools56
- Secondary schools50
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Hacton: 3 schools, each with its inspection record
Heritage
1Among the lowest in London
Nature Access
73Better than 86% of London
- Green spaces97
- Waterways25
Largest green space: Hornchurch Country Park (15 ha). ~32 ha of green space in total.
Area development
2Better than 43% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Hacton
For Hacton: 111 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min3 schools' inspection records27 venues mapped
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What's changing in Hacton
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Hacton, quick answers
- Is Hacton safe?
- Hacton scores 81 for safety, based on street-level recorded crime (police.uk) — one of London's safer wards on this measure. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Hacton a good place to live?
- Hacton scores 45 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are air & quiet (92) and safety (81); its weakest is heritage (1). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Hacton?
- Limited public-transport access: Transport for London rates the typical spot in Hacton 2 on its 0–8 public-transport access scale, which puts the ward at 28 for connectivity relative to the rest of London.
- Is Hacton expensive to buy in?
- Relative to the rest of London, Hacton is mid-priced by London standards: its purchase-affordability score is 14/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Hacton?
- Hacton scores 53 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 2 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Chelsfield · Bromley
- Marshalls & Rise Park · Havering
- Farnborough & Crofton · Bromley
- Hylands & Harrow Lodge · Havering
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Nearby wards
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- St Andrew's · Havering
- Upminster · Havering
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