Cranham · Havering · Hornchurch and Upminster constituency · 51.56305, 0.26894

RM14 1BF— Cranham, Havering

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

The practical family move

 

Schools 100%Safety 88/100Transport 26/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
95
Transport
26
Environment
62
Investment
30

The bottom line

RM14 1BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 1BF

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-16.7% vs London avg
vs London crime-76.0% vs London avg

Deep-dive guides for RM14 1BF

🛡️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 RM14 1BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The James Oglethorpe Primary School

Good · Inspected Jun 2023 · 9 min walk

KS2: 103.4

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 6 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 173 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

15.8 incidents per 1,000 residents

Better than 89% of London
→ Stable

-74% vs borough

Crime by type

Violence & sexual offences38%
Other17%
Vehicle crime17%
Anti-social behaviour13%
Burglary8%
Drug offences4%
Theft4%
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 · 3.4km

Crime is 76% 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£4,523/m²
Price per ft²£420/ft²
Avg floor area132 m²

EPC breakdown

B
1%
C
3%

Based on 4 properties · Confidence: low

Street mix

Semi 24%Detached 77%

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£330,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

2002–2025 · CAGR

+4.7%

Total change

+190%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-22.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 17 sales

Property Type Mix

Total: 17 sales

Detached76.5%
Semi-detached23.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£219k£219k+0%1
Pre-crash peak2005–2007£307k£348k+13.2%1.5
GFC & correction2011–2012£500k£500k+0%2.5
Help-to-Buy recovery2013–2016£420k£580k+38.1%1.5
Pandemic surge2021–2021£675k£675k+0%1
Current market2025–2025£635k£635k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
3%
District
3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster Underground StationDistrict line
15.5 min walk
Upminster

Nearby stations

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

20

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria74 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City59 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock18.6 km

Nearby car parks

🅿️
Front Lane· yes
256m

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: 10.0 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: 24.3 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 96% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.7 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

51 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 1.4 km
2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

207m

Post office

Nearby cafes

Preston's158 m
Urban & Bean Cafe173 m
Cafe in Cranham192 m
Village Pantry196 m

Nearby restaurants

Brooklyn's eatout122 m
Seaworld144 m
Spice of India198 m
Prosperity207 m

Nearby pubs

The Plough198 m
Jobbers Rest651 m
The Golden Crane671 m
Thatched House781 m
Food hygiene (5-star)67% of 30

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

A

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,431m
Crossrail 2 route22,930m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,439 nationally

1,518

Est. population

6,986/km²

60%

Employed

28%

Degree educated

£35,000

Median income

1.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

63

Community stability

Age profile

22%
17%
18%
21%
23%
Under 1822%
18–3417%
35–4918%
50–6421%
65+23%

Tenure

50%
38%
Own outright50%
Own (mortgage)38%
Private rent9%
Social rent2%
Shared ownership0%

Ethnicity

85%
White British85%
White Other5%
Asian5%
Black2%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household15%
Unemployed2%
No qualifications18%

Housing tenure (Census 2021)

Private rent10%
Social rent2%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
9
Local approval rate
100%
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)
6
Largest scheme
10 homes · AVON HOUSE, AVON HOUSE, FRONT LANE, RM14 1RG
Pipeline pressure
NONE

Named schemes (500m)

3A, 3B, 5 & 5A, 3A, 3B, 5 & 5A, Cranham Gardens, Upminster, RM14 1JG6 homes
completed
75-81, Front Lane, Havering, Upminster, RM14 1XL4 homes
completed
80, 80, Front Lane, Upminster, RM14 1XW2 homes
completed
68/70, 68/70, Cranham Gardens, Upminster, RM14 1JQ2 homes
completed
60, 60, Front Lane, Upminster, RM14 1XW2 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 1BF

Full postcodeRM14 1BF
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.563048
Longitude0.268941
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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