Cranham · Havering · Hornchurch and Upminster constituency · 51.56360, 0.23544

RM11 3BA— Cranham, Havering

Location and area intelligence for RM11 3BA, Cranham, Havering

The practical family move

 

Schools 100%Safety 87/100Transport 35/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
87
Schools
90
Transport
35
Environment
64
Investment
35

The bottom line

RM11 3BA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for RM11 3BA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How RM11 3BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Branfil Primary School

Not yet inspected · 17 min walk

KS2: 105.4

★★

Secondary

Emerson Park Academy

Good · Inspected Jun 2022 · 11 min walk

P8: -0.22A8: 47.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-56% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences29%
Other15%
Vehicle crime15%
Drug offences5%
Burglary5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.0km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,927/m²
Price per ft²£458/ft²
Avg floor area109.9 m²

EPC breakdown

D
4%
E
1%
F
2%

Based on 7 properties · Confidence: low

Street mix

Semi 25%Terraced 8%Detached 67%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£274,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.2%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

+63.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Detached66.7%
Semi-detached25%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£132k£132k+0%1
Post-dot-com plateau2001–2003£225k£320k+42.2%1
GFC & correction2010–2011£360k£180k-50%1
Help-to-Buy recovery2013–2015£350k£380k+8.6%1
Brexit uncertainty2019–2019£470k£470k+0%1
Rate-rise correction2023–2023£685k£685k+0%1
Current market2024–2025£434k£548k+26.3%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminster Bridge Underground StationDistrict line
6.7 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
7 min walk
UpminsterNational Rail
15 min walk
Upminster Underground StationDistrict
15 min walk
Upminster Rail StationLiberty · c2c
15 min walk
Emerson Park Rail StationLiberty
15 min walk
No bus stops within 400m

19

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria76 min ↑
Waterloo70 min ↑
Canary Wharf ★55 min
City61 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park619m
Santander docks (800m)0
Nearest cycle dock16.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.3 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield865.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHOWDHURY

OAK ROAD MEDICAL CENTRE, 8 OAK ROAD, RM3 0PT

40 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (604 m)

Nearest supermarketM&S Simply Food · 1.2 km
7 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

478m

Post office

Nearby cafes

HR's Cafe House513 m

Nearby restaurants

New Plentiful110 m
Crispy Cod114 m
Super Kebab House457 m
Passage to India459 m

Nearby pubs

The Windmill604 m
Food hygiene (5-star)48% of 23

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.3

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,460m
Crossrail 2 route20,618m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,986 nationally

1,543

Est. population

11,141/km²

62%

Employed

30%

Degree educated

£40,700

Median income

1.9%

Claimant rate

Inner cityHigh densityOwner occupiers / families

60

Community stability

Age profile

23%
18%
21%
19%
19%
Under 1823%
18–3418%
35–4921%
50–6419%
65+19%

Tenure

40%
44%
14%
Own outright40%
Own (mortgage)44%
Private rent14%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

78%
White British78%
White Other7%
Asian7%
Black5%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household13%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent14%
Social rent1%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
0%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
21
Largest scheme
31 homes · 2-4, 2-4, ST MARY'S LANE, RM14 3PA
Pipeline pressure
NONE

Named schemes (500m)

No.s 24 to 46 Falkirk Court, Falkirk Close, Hornchurch, RM11 3QX8 homes
completed
Harold Court, 1-8 The Walk, Hornchurch, RM11 3TL4 homes
completed
14 and l/ro 12,16 and 18, 14 and l/ro 12,16 and 18, Beverley Gardens, Hornchurch, RM11 3PA4 homes
completed
64, 64, Wingletye Lane, Hornchurch, RM11 3AU4 homes
completed
103a, 103a, Upminster Road, RM11 3XB3 homes
completed

Politics

Local councillors and MP

Ward majority
Upminster and Cranham Residents Association
Ward majority vote
18.1%
Ward turnout
55%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Gillian FordUpminster and Cranham Residents Association
John TylerUpminster and Cranham Residents Association
Lesley Rosina TylerUpminster and Cranham Residents Association

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Key facts for RM11 3BA

Full postcodeRM11 3BA
Postcode districtRM11
BoroughLondon Borough of Havering
WardCranham
Latitude51.563601
Longitude0.235436
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey