Cranham · Havering · Hornchurch and Upminster constituency · 51.56300, 0.23927

RM11 3PU— Cranham, Havering

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

The practical family move

 

Schools 100%Safety 87/100Transport 35/100Yield 3.51%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
90
Transport
35
Environment
64
Investment
50

The bottom line

RM11 3PU offers exceptional schools (100% Good/Outstanding) and low crime at £444,500 median — 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 3PU

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 avg price-14.5% vs London avg
vs London income-3.1% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for RM11 3PU

🛡️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 3PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Nov 2022 · 12 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 9 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 153 min walk

1 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 · 1.3km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£444,500

Median sale price

15% below London median

£444,500 is 15% below the London median (£520,000)

+2.1%

This year

Terraced

Dominant type

Price history

5-year change
+17.0%
Sales (24 months)6
New build0.0%
Avg terraced£444,500
Price per m²£5,810/m²
Price per ft²£540/ft²
Avg floor area76.8 m²

EPC breakdown

C
9%
D
18%
E
5%
G
1%

Based on 33 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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

Stamp duty

Standard buyer£9,725
First-time buyerFTB
£975
Additional propertyBTL/2nd
£23,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£2,224/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£192,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-9.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached1.6%
Terraced98.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£85k+45.1%2.8
Post-dot-com plateau2001–2004£123k£172k+39.6%4.2
Pre-crash peak2005–2006£178k£223k+25%1.5
GFC & correction2008–2011£215k£200k-7%1.2
Help-to-Buy recovery2013–2016£260k£358k+37.5%2.2
Brexit uncertainty2017–2019£330k£335k+1.5%2
Pandemic surge2021–2021£380k£380k+0%3
Rate-rise correction2022–2022£426k£426k+0%4
Current market2024–2026£419k£439k+4.8%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.1%
District
7.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

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
6.6 min walk
Upminster

Nearby stations

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

14

Walkability score

17

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park488m
Santander docks (800m)0
Nearest cycle dock16.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 22.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.6 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

41 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

14

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (484 m)

Nearest supermarketM&S Simply Food · 897 m
3 tennis courts5 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)

503m

Post office

Nearby cafes

HR's Cafe House545 m

Nearby restaurants

New Plentiful377 m
Crispy Cod383 m
Passage to India492 m
Super Kebab House493 m

Nearby pubs

The Windmill484 m
Food hygiene (5-star)50% of 26

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

50

Investment score

Moderate

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

68.6

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,651m
Crossrail 2 route20,891m

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%
Price vs London-14.5%

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)
5
Local approval rate
0%
Borough approval rate
44%
Historic landfill (400m)
1
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)
16
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
1, 1, St Marys Lane, Upminster, RM14 2QU8 homes
completed
39, 39, Benets Road, Hornchurch, RM11 3PT2 homes
completed
82 Wingletye Lane, 82, Hornchurch, RM11 3AU2 homes
completed
63, 63, Benets Road, HORNCHURCH, RM11 3PT1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£444,500)

£9,725

Standard buyer

£975

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM11 3PU

Full postcodeRM11 3PU
Postcode districtRM11
BoroughLondon Borough of Havering
WardCranham
Latitude51.562998
Longitude0.239274
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