Cranham · Havering · Hornchurch and Upminster constituency · 51.56210, 0.26761

RM14 1DZ— Cranham, Havering

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

The practical family move

 

Schools 100%Safety 84/100Transport 28/100~6% 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
84
Schools
95
Transport
28
Environment
62
Investment
54

The bottom line

RM14 1DZ 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 1DZ

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+10.7% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for RM14 1DZ

🛡️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🔒 Very Safe

“The practical family move”

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How RM14 1DZ 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 · 171 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
→ Stable

-25% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences27%
Other22%
Vehicle crime8%
Burglary5%
Robbery4%
Theft1%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.3km

Crime is 31% below London average

Property

12 Jun

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£5,864/m²
Price per ft²£545/ft²
Avg floor area49.5 m²

EPC breakdown

C
2%
D
2%
F
1%
G
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 30%Flat 50%Other 20%

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£123,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1999–2018 · CAGR

+5.8%

Total change

+190%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.1%

per year

Acceleration

-36.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 8 sales

Property Type Mix

Total: 8 sales

Terraced37.5%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£50k£50k+0%1
Post-dot-com plateau2002–2002£96k£96k+0%2
GFC & correction2009–2011£80k£84k+5%1
Help-to-Buy recovery2015–2015£150k£150k+0%1
Brexit uncertainty2017–2018£177k£145k-18.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
14.1 min walk
Upminster

Nearby stations

UpminsterNational Rail
15 min walk
Upminster Underground StationDistrict
15 min walk
Upminster Rail StationLiberty · c2c
15 min walk
Upminster Bridge Underground StationDistrict
28 min walk
Emerson Park Rail StationLiberty
42 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park85m
Santander docks (800m)0
Nearest cycle dock18.5 km

Nearby car parks

🅿️
Front Lane· yes
117m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 24.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 93% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 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

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 · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.2 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)

3

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 1.3 km
1 tennis courts2 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)

72m

Post office

Nearby cafes

Preston's28 m
Urban & Bean Cafe38 m
Cafe in Cranham57 m
Village Pantry109 m

Nearby restaurants

Seaworld4 m
Brooklyn's eatout26 m
Spice of India64 m
Prosperity68 m

Nearby pubs

The Plough79 m
Jobbers Rest609 m
The Golden Crane759 m
Thatched House773 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

54

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
Gross yield
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score21/100
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

56.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,300m
Crossrail 2 route22,851m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,891 nationally

1,630

Est. population

3,207/km²

55%

Employed

33%

Degree educated

£46,500

Median income

1.9%

Claimant rate

Inner cityMedium densityOwner occupiers / families

65

Community stability

Age profile

21%
20%
19%
27%
Under 1821%
18–3413%
35–4920%
50–6419%
65+27%

Tenure

53%
39%
Own outright53%
Own (mortgage)39%
Private rent7%
Social rent1%
Shared ownership0%

Ethnicity

87%
White British87%
White Other4%
Asian4%
Black1%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household13%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent7%
Social rent1%

vs. London

Income vs London+10.7%

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)

Former Boyd Hall, Former Boyd Hall, St Mary's Lane, Upminster, RM14 3JB9 homes
completed
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
60, 60, Front Lane, Upminster, RM14 1XW2 homes
completed
80, 80, 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 1DZ

Full postcodeRM14 1DZ
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.562103
Longitude0.267610
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