Cranham · Havering · Hornchurch and Upminster constituency · 51.56185, 0.24093

RM11 3PX— Cranham, Havering

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

The practical family move

 

Schools 100%Safety 87/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
87
Schools
90
Transport
45
Environment
64
Investment
38

The bottom line

RM11 3PX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

RM11 3PX

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 3PX

🛡️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 3PX 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 · 10 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 7 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

3 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 · 1.4km

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,192/m²
Price per ft²£575/ft²
Avg floor area75.8 m²

EPC breakdown

C
1%
D
14%
E
4%

Based on 19 properties · Confidence: medium

Street mix

Semi 2%Terraced 89%Detached 5%Other 5%

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£189,500
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)
RoofFlat, no insulation (assumed)
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

1995–2025 · CAGR

+7.4%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+1.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Detached4.8%
Semi-detached2.4%
Terraced92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£90k+63.7%1.8
Post-dot-com plateau2002–2004£138k£183k+32.6%3.7
Pre-crash peak2005–2007£151k£237k+57%1.7
GFC & correction2010–2012£207k£195k-5.8%2
Help-to-Buy recovery2014–2016£245k£350k+42.9%1
Brexit uncertainty2017–2019£320k£360k+12.7%1.3
Pandemic surge2020–2021£369k£356k-3.5%2
Rate-rise correction2023–2023£405k£405k+0%1
Current market2025–2025£465k£465k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8%
District
8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
6.1 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
6 min walk
UpminsterNational Rail
9 min walk
Upminster Underground StationDistrict
9 min walk
Upminster Rail StationLiberty · c2c
9 min walk
Emerson Park Rail StationLiberty
20 min walk
No bus stops within 400m

18

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria60 min ↑
Waterloo56 min ↑
Canary Wharf ★38 min
City45 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
Upmnster Windmill Carpark20 spaces· yes
671m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
728m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
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: 22.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 0.7 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

43 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 · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

12

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 (379 m)

Nearest supermarketM&S Simply Food · 730 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)

495m

Post office

Nearby shops

WHSmith741 m

Nearby cafes

HR's Cafe House535 m
Station Pantry720 m
Costa808 m
Caffè Nero818 m

Nearby restaurants

Zaitun420 m
Chicky Lovers425 m
Evo433 m
George's Fish Bar436 m

Nearby pubs

The Windmill379 m
The Junction761 m
BrewDog832 m
The Crumpled Horn971 m
Food hygiene (5-star)50% of 28

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

38

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
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

58.3

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,682m
Crossrail 2 route21,022m

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)
5
Planning apps (12 months)
5
Planning apps (3 years)
8
Local approval rate
60%
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)

2-4, 2-4, ST MARY'S LANE, RM14 3PA31 homes
completed
166, 166, Upminster Road, Upminster, RM14 2RB9 homes
completed
1, 1, St Marys Lane, Upminster, RM14 2QU8 homes
completed
No.s 24 to 46 Falkirk Court, Falkirk Close, Hornchurch, RM11 3QX8 homes
completed
39, 39, Benets Road, Hornchurch, RM11 3PT2 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 3PX

Full postcodeRM11 3PX
Postcode districtRM11
BoroughLondon Borough of Havering
WardCranham
Latitude51.561851
Longitude0.240934
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
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