Cranham · Havering · Hornchurch and Upminster constituency · 51.56520, 0.25733

RM14 1BS— Cranham, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 41/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
66
Safety
87
Schools
100
Transport
41
Environment
69
Investment
52

The bottom line

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

Less suited to Car-free commuters.

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Location

RM14 1BS

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-55.0% vs London avg

Deep-dive guides for RM14 1BS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM14 1BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Engayne Primary School

Not yet inspected · 10 min walk

KS2: 104.9

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 4 min walk

P8: +0.36A8: 51.0

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 · 167 min walk

1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.5km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area198.8 m²

EPC breakdown

A
1%
B
1%
C
2%
D
8%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Detached 100%

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

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£497,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.3%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.7%

per year

Acceleration

+32.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£335k£479k+43%2.2
Post-dot-com plateau2002–2003£645k£470k-27.1%1.5
Pre-crash peak2006–2007£973k£925k-4.9%1.5
GFC & correction2009–2010£975k£1.06m+8.7%1
Help-to-Buy recovery2013–2015£1.29m£1.02m-20.5%2.5
Brexit uncertainty2017–2019£1.10m£1.09m-1.4%1.5
Rate-rise correction2023–2023£1.43m£1.43m+0%4

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
5.3%
District
5.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9.3 min walk
Upminster

Nearby stations

UpminsterNational Rail
10 min walk
Upminster Underground StationDistrict
10 min walk
Upminster Rail StationLiberty · c2c
10 min walk
Upminster Bridge Underground StationDistrict
21 min walk
Emerson Park Rail StationLiberty
33 min walk
No bus stops within 400m

9

Walkability score

6

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)490
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock17.9 km

Nearby car parks

🅿️
Upminster Station490 spaces· yes
772m
🅿️
Front Lane· yes
793m

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: 23.5 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.9 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

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 · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (718 m)

No restaurants within 800m — nearest: Prosperity (760 m)

Nearest supermarketM&S Simply Food · 925 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)

747m

Post office

Nearby shops

WHSmith839 m

Nearby cafes

Village Pantry682 m
Preston's766 m
Urban & Bean Cafe805 m
Cafe in Cranham805 m

Nearby restaurants

Prosperity760 m
Seaworld789 m
Spice of India808 m
2 Spice842 m

Nearby pubs

The Plough718 m
The Golden Crane760 m
The Junction871 m
Upminster TapRoom1.1 km

Nearby health

Upminster Medical Centre983 m
Food hygiene (5-star)90% of 10

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

52

Investment score

Moderate

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

47.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,850m
Crossrail 2 route22,102m

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)
4
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
0
Largest scheme
5 homes · Land between, Land between, Hall Lane, Courtenay Gardens, RM14
Pipeline pressure
NONE

Named schemes (500m)

92-94, 92-94, Hall Lane, RM142 homes
completed
34 Holden Way, 34, Upminster, RM14 1BT1 homes
completed
26 The Fairway, 26, UPMINSTER, RM14 1BS1 homes
completed
8, 8, The Fairway, Upminster, RM14 1BS1 homes
completed
45, 45, Holden Way, Upminster, RM14 1BT1 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 1BS

Full postcodeRM14 1BS
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.565197
Longitude0.257332
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
Survey