Cranham · Havering · Hornchurch and Upminster constituency · 51.56679, 0.25300

RM14 1AN— Cranham, Havering

Location and area intelligence for RM14 1AN, Cranham, Havering

The family fortress

 

Schools 100%Safety 88/100Transport 40/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
88
Schools
100
Transport
40
Environment
92
Investment
26

The bottom line

RM14 1AN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

RM14 1AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-75.0% vs London avg

Deep-dive guides for RM14 1AN

🛡️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 RM14 1AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Upminster Junior School

Not yet inspected · 15 min walk

KS2: 109.2

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 8 min walk

P8: +0.36A8: 51.0

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 · 165 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.4 incidents per 1,000 residents

Better than 89% of London
→ Stable

-73% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour27%
Vehicle crime23%
Other15%
Burglary4%
Drug offences0%
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 · 2.3km

Crime is 75% 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£6,542/m²
Price per ft²£608/ft²
Avg floor area129.4 m²

EPC breakdown

C
1%
D
8%
E
5%

Based on 14 properties · Confidence: medium

Street mix

Semi 88%Detached 12%

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 yield868 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£323,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.9%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

+12.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 33 sales

Property Type Mix

Total: 33 sales

Detached12.1%
Semi-detached87.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£165k£250k+51.2%1.7
Post-dot-com plateau2001–2004£265k£270k+1.9%1
Pre-crash peak2005–2007£352k£417k+18.6%2.7
GFC & correction2008–2012£450k£350k-22.2%1.2
Help-to-Buy recovery2014–2016£490k£785k+60.2%1
Brexit uncertainty2018–2019£680k£650k-4.4%1
Pandemic surge2021–2021£750k£750k+0%3
Rate-rise correction2023–2023£740k£740k+0%2
Current market2025–2025£825k£825k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.7%
District
6.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 Underground StationDistrict line
10.1 min walk
Upminster

Nearby stations

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

8

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

Canary Wharf ★38 min
City47 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 park278m
Santander docks (800m)0
Nearest cycle dock17.6 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: 23.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.6 km

Energy

Solar: 868 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 6

Landslide susceptibility: Medium

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 yield868.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHOWDHURY

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

39 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Junction (927 m)

No restaurants within 800m — nearest: Greggs (901 m)

Nearest supermarketM&S Simply Food · 967 m
2 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)

1.1km

Post office

Nearby shops

WHSmith888 m

Nearby cafes

Station Pantry930 m
Costa1.1 km
Caffè Nero1.1 km
Abigails Café1.1 km

Nearby restaurants

Greggs901 m
2 Spice905 m
Barracuda Seafood & Grill999 m
Wimpy1.0 km

Nearby pubs

The Junction927 m
BrewDog1.1 km
Upminster TapRoom1.2 km

Nearby health

Upminster Medical Centre1.1 km
Food hygiene (5-star)71% of 7

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

26

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
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

64.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,682m
Crossrail 2 route21,783m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,403 nationally

1,583

Est. population

4,756/km²

58%

Employed

30%

Degree educated

£46,500

Median income

1.9%

Claimant rate

Inner cityMedium densityOwner occupiers / families

67

Community stability

Age profile

22%
20%
20%
25%
Under 1822%
18–3413%
35–4920%
50–6420%
65+25%

Tenure

52%
42%
Own outright52%
Own (mortgage)42%
Private rent4%
Social rent1%
Shared ownership0%

Ethnicity

86%
White British86%
White Other4%
Asian7%
Black2%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household10%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent4%
Social rent1%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
50%
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)
0
Largest scheme
9 homes · 2A, 2A, Deyncourt Gardens, Upminster, RM14 1DE
Pipeline pressure
NONE

Named schemes (500m)

92-94, 92-94, Hall Lane, RM142 homes
completed
2, 2, Ingrebourne Gardens, UPMINSTER, RM14 1BG1 homes
completed
8, 8, The Fairway, Upminster, RM14 1BS1 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 RM14 1AN

Full postcodeRM14 1AN
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.566791
Longitude0.252995
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
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Companies
House
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Mail
Food Standards
Agency
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