Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58317, 0.23334

RM11 3TX— Harold Wood, Havering

Location and area intelligence for RM11 3TX, Harold Wood, Havering

The family fortress

 

Schools 100%Safety 87/100Transport 19/100Low yield 2.26%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
87
Schools
60
Transport
19
Environment
73
Investment
32

The bottom line

RM11 3TX offers exceptional schools (100% Good/Outstanding) and low crime at £689,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 3TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+32.6% vs London avg
vs London income-4.3% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM11 3TX

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

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“The family fortress”

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How RM11 3TX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harold Wood Primary School

Not yet inspected · 4 min walk

KS2: 102.0

—

Secondary

The Campion School

Not yet inspected · 2 min walk

P8: +0.60A8: 55.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 171 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences50%
Other29%
Vehicle crime12%
Anti-social behaviour10%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

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: Harold Hill Fire Station · 1.8km

Crime is 57% 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.

£689,500

Median sale price

Above London median by 33%

£689,500 is 33% above the London median (£520,000)

Detached

Dominant type

Price history

Sales (24 months)6
New build16.7%
Avg detached£699,000
Avg semi-detached£627,500
Avg terraced£670,000
Price per m²£5,200/m²
Price per ft²£483/ft²
Avg floor area132.6 m²

EPC breakdown

B
16%

Based on 16 properties · Confidence: medium

Street mix

Semi 22%Terraced 11%Detached 56%Other 11%

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£21,975
First-time buyerFTB
£21,975
Additional propertyBTL/2nd
£42,660

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

17.2×

Price-to-income

£3,449/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£331,500
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.24 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-4.1%

Total change

-4%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Detached62.5%
Semi-detached25%
Terraced12.5%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£699k£670k-4.1%4

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
12.8 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
13 min walk
Harold WoodNational Rail
13 min walk
Emerson Park Rail StationLiberty
23 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
24 min walk
Upminster Bridge Underground StationDistrict
34 min walk
No bus stops within 400m

8

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria80 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City70 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park300m
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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseHIGH
road
Noisier 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 AONB47% green spaceTree canopy: 34%
More green space than 94% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.2 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

13 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Bamboo Garden (1.2 km)

Nearest supermarketCo-op Food · 1.2 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Bargain Booze1.0 km
Select Convenience1.0 km
Nisa Local1.1 km
Williams Bakery1.2 km

Nearby cafes

Pulp Kitchen1.0 km
Station Cafe1.2 km

Nearby restaurants

Bamboo Garden1.2 km
The Frying Pan1.2 km
Bombay Palace1.2 km

Nearby gyms

Teenage Area534 m
Food hygiene (5-star)87% of 15

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

32

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,582m
Crossrail 2 route20,295m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,257 nationally

1,488

Est. population

3,516/km²

62%

Employed

34%

Degree educated

£40,200

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

25%
19%
20%
19%
17%
Under 1825%
18–3419%
35–4920%
50–6419%
65+17%

Tenure

36%
46%
Own outright36%
Own (mortgage)46%
Private rent10%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

66%
14%
White British66%
White Other6%
Asian14%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household14%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-4.3%
Price vs London+32.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
29%
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)
20
Largest scheme
45 homes · TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM11
Pipeline pressure
NONE

Named schemes (500m)

TRANSFERRY HOUSE & FORMER BRENTWORKS, TRANSFERRY HOUSE & FORMER BRENTWORKS, WILTSHIRE AVENUE, SOUTHEND ARTERIAL ROAD, RM1145 homes
completed
16 and 18 Prospect Road, & Land to Rear of No.s 6 to 22 (evens) Prospect Road, Hornchurch, RM11 3TZ11 homes
completed
Land North of No 8, Land North of No 8, Jackson Close, Romford, RM11 2PA6 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed
Land rear of 18-28 Prospect Road, Hornchurch, RM11 3TZ6 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

Stamp Duty & Affordability Calculator

Stamp duty on median price (£689,500)

£21,975

Standard buyer

£21,975

First-time buyer

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 3TX

Full postcodeRM11 3TX
Postcode districtRM11
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.583165
Longitude0.233336
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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Food Standards
Agency
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