Cranham · Havering · Hornchurch and Upminster constituency · 51.55986, 0.24427

RM11 3QB— Cranham, Havering

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

The practical family move

 

Top 13% LondonSchools 100%Safety 87/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
87
Schools
90
Transport
45
Environment
67
Investment
36

The bottom line

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

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Location

RM11 3QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for RM11 3QB

🛡️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 3QB 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 · 6 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 4 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

29.4 incidents per 1,000 residents

Better than 79% of London
→ Stable

-51% vs borough

Crime by type

Vehicle crime29%
Other25%
Violence & sexual offences22%
Burglary14%
Anti-social behaviour6%
Drug offences2%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.7km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,719/m²
Price per ft²£531/ft²
Avg floor area92.9 m²

EPC breakdown

C
5%
D
10%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 90%Terraced 3%Detached 3%Other 3%

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£232,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+5.2%

Total change

+234%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

-15.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached92.9%
Terraced3.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£157k£213k+35.4%1.3
Pre-crash peak2005–2006£234k£239k+2.1%1.5
GFC & correction2008–2012£250k£250k-0.2%1.5
Help-to-Buy recovery2013–2016£275k£409k+48.5%1.2
Brexit uncertainty2017–2017£400k£400k+0%3
Rate-rise correction2022–2023£518k£483k-6.8%2
Current market2025–2026£543k£525k-3.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.4%
District
4.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
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 Underground StationDistrict line
5.6 min walk
Upminster

Nearby stations

UpminsterNational Rail
6 min walk
Upminster Underground StationDistrict
6 min walk
Upminster Rail StationLiberty · c2c
6 min walk
Upminster Bridge Underground StationDistrict
8 min walk
Hornchurch Underground StationDistrict
23 min walk
No bus stops within 400m

33

Walkability score

15

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)510
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Upmnster Windmill Carpark20 spaces· yes
390m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
409m
🅿️
Costcutter Car Park
523m
🅿️
Upminster Station490 spaces· yes
702m
🅿️
Waitrose customer car park· Free, customer only
735m

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: 22.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.0 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

46 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

6

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

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (387 m)

Nearest supermarketM&S Simply Food · 420 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

490m

Post office

Nearby shops

WHSmith447 m

Nearby cafes

Station Pantry417 m
Costa488 m
Caffè Nero499 m
The Deli Teahouse581 m

Nearby restaurants

Zaitun438 m
Evo450 m
Greggs451 m
Alishan453 m

Nearby pubs

The Windmill387 m
The Junction460 m
BrewDog512 m
The Crumpled Horn662 m

Nearby health

Upminster Medical Centre778 m
Food hygiene (5-star)59% of 70

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

36

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 high.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

69.1

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,768m
Crossrail 2 route21,283m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,941 nationally

1,736

Est. population

3,233/km²

53%

Employed

36%

Degree educated

£46,500

Median income

1.6%

Claimant rate

Inner cityMedium densityOwner occupiers / families

65

Community stability

Age profile

24%
19%
21%
25%
Under 1824%
18–3411%
35–4919%
50–6421%
65+25%

Tenure

53%
39%
Own outright53%
Own (mortgage)39%
Private rent6%
Social rent3%

Ethnicity

86%
White British86%
White Other5%
Asian4%
Black2%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household16%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent6%
Social rent3%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
50%
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)
17
Largest scheme
31 homes · 2-4, 2-4, ST MARY'S LANE, RM14 3PA
Pipeline pressure
NONE

Named schemes (500m)

Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH22 homes
completed
The Convent Sacred Heart of Mary/64, The Convent Sacred Heart of Mary/64, St Marys Lane, Upminster, RM14 2QR9 homes
completed
45 Champion Road, 45, Upminster, RM14 2SZ8 homes
completed
Red Cross Hall (adjacent to Mission Hall), Red Cross Hall (adjacent to Mission Hall), Branfill Road, RM145 homes
completed
Branfill Road, Upminster, RM14 2YX4 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 3QB

Full postcodeRM11 3QB
Postcode districtRM11
BoroughLondon Borough of Havering
WardCranham
Latitude51.559863
Longitude0.244270
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
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TfL
Transport
for London
NHS
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Companies
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Mail
Food Standards
Agency
Ofcom
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