Cranham · Havering · Hornchurch and Upminster constituency · 51.55970, 0.25544

RM14 1DF— Cranham, Havering

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 47/100

Best for: Families, Owner-occupiers

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Standout strength: safety

Liveability
71
Safety
87
Schools
60
Transport
47
Environment
63
Investment
53

The bottom line

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

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Location

RM14 1DF

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 1DF

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM14 1DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Upminster Junior School

Not yet inspected · 7 min walk

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 6 min walk

P8: +0.45A8: 59.8

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 · 161 min walk

3 primaries · 3 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 · 2.5km

Crime is 55% below London average

Property

Prices, sales volume and market trends

Avg floor area150 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Semi 69%Terraced 6%Detached 25%

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£375,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 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

+6.5%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.1%

per year

Acceleration

+17.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Detached25%
Semi-detached68.8%
Terraced6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£130k£150k+15.4%1
Post-dot-com plateau2001–2002£340k£360k+5.9%2
Pre-crash peak2005–2006£518k£491k-5.2%1.5
GFC & correction2012–2012£630k£630k+0%1
Help-to-Buy recovery2015–2016£915k£850k-7.1%1
Brexit uncertainty2019–2019£730k£730k+0%1
Rate-rise correction2023–2023£753k£753k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
10.7%
District
10.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

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
3.5 min walk
Upminster

Nearby stations

UpminsterNational Rail
4 min walk
Upminster Underground StationDistrict
4 min walk
Upminster Rail StationLiberty · c2c
4 min walk
Upminster Bridge Underground StationDistrict
17 min walk
Hornchurch Underground StationDistrict
32 min walk
No bus stops within 400m

33

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria62 min ↑
Waterloo58 min ↑
Canary Wharf ★40 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 park156m
Santander docks (800m)0
Nearest cycle dock17.7 km

Nearby car parks

🅿️
Upminster Station490 spaces· yes
156m
🅿️
Waitrose customer car park· Free, customer only
419m
🅿️
Costcutter Car Park
453m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
579m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 90% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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): 5

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

49 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.8 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

16

Parks (1km)

19

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 Junction (359 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)

470m

Post office

Nearby shops

WHSmith349 m

Nearby cafes

Station Pantry398 m
Abigails Café433 m
Costa443 m
Caffè Nero473 m

Nearby restaurants

2 Spice329 m
Greggs352 m
Chinese China394 m
Barracuda Seafood & Grill402 m

Nearby pubs

The Junction359 m
Upminster TapRoom489 m
BrewDog506 m
The Crumpled Horn732 m

Nearby health

Upminster Medical Centre358 m
Food hygiene (5-star)57% 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

53

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 score24/100
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

57.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,432m
Crossrail 2 route22,052m

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)
3
Planning apps (3 years)
14
Local approval rate
67%
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)
10
Largest scheme
38 homes · 6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE
Pipeline pressure
NONE

Named schemes (500m)

6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE38 homes
completed
2A, 2A, Deyncourt Gardens, Upminster, RM14 1DE9 homes
completed
240-242, 240-242, St Mary's Lane, Upminster, RM14 3DH9 homes
completed
Land at 215 - 227, Land at 215 - 227, St Mary's Lane, Upminster, RM14 3BX8 homes
completed
Masons Arms Public House, Masons Arms Public House, St Mary's Lane, Upminster, RM14 3DA8 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 1DF

Full postcodeRM14 1DF
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.559702
Longitude0.255444
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