Cranham · Havering · Hornchurch and Upminster constituency · 51.57229, 0.27325

RM14 1NN— Cranham, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 16/100Yield 4.00%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
88
Schools
100
Transport
16
Environment
73
Investment
42

The bottom line

RM14 1NN offers exceptional schools (100% Good/Outstanding) and low crime at £390,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 1NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income-16.7% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for RM14 1NN

🛡️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 1NN 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 · 7 min walk

KS2: 104.9

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 15 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding · based on 1 school within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 184 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.5 incidents per 1,000 residents

Better than 83% of London
→ Stable

-59% vs borough

Crime by type

Other36%
Vehicle crime21%
Violence & sexual offences15%
Anti-social behaviour13%
Drug offences13%
Burglary3%
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 · 3.8km

Crime is 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

-41.2%

This year

Terraced

Dominant type

Price history

5-year change
-14.3%
Sales (24 months)5
New build0.0%
Avg terraced£390,000
Price per m²£4,774/m²
Price per ft²£443/ft²
Avg floor area83.2 m²

EPC breakdown

B
2%
C
9%
D
22%
E
2%
F
1%
G
2%

Based on 38 properties · Confidence: high

Street mix

Semi 9%Terraced 91%

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

Stamp duty

Standard buyer£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.1×

Price-to-income

£1,951/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£208,000
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
WallsCavity wall, filled cavity
RoofPitched, 250 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

1997–2026 · CAGR

+5.1%

Total change

+323%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.1%

per year

Acceleration

-20.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached8.8%
Terraced91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£71k£107k+50.4%1.2
Post-dot-com plateau2001–2003£106k£144k+35.6%2.7
Pre-crash peak2005–2007£163k£209k+28.6%2.7
GFC & correction2009–2012£175k£200k+14.3%2.2
Help-to-Buy recovery2013–2016£201k£319k+58.5%2.8
Brexit uncertainty2017–2019£350k£355k+1.4%1.3
Pandemic surge2020–2020£350k£350k+0%1
Rate-rise correction2022–2023£275k£405k+47.3%2
Current market2024–2026£400k£300k-25%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.6%
District
5.6%

CAGR over 24yr 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 Velocity100
Sales Volume75
Seasonal Timing4
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

Nearby stations

UpminsterNational Rail
27 min walk
Upminster Underground StationDistrict
27 min walk
Upminster Rail StationLiberty · c2c
27 min walk
Upminster Bridge Underground StationDistrict
38 min walk
Harold Wood Rail StationElizabeth line
45 min walk
No bus stops within 400m

3

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria79 min ↑
Waterloo76 min ↑
Canary Wharf ★61 min
City68 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park137m
Santander docks (800m)0
Nearest cycle dock19.1 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: 10.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 24.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.1 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): 11

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

44 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Crane (599 m)

Nearest supermarketM&S Simply Food · 2.2 km
1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby pubs

The Golden Crane599 m
Food hygiene (5-star)80% of 15

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

42

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

47

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,202m
Crossrail 2 route23,123m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,003 nationally

1,591

Est. population

4,075/km²

56%

Employed

24%

Degree educated

£35,000

Median income

1.7%

Claimant rate

Inner cityMedium densityOwner occupiers / families

63

Community stability

Age profile

22%
15%
18%
20%
25%
Under 1822%
18–3415%
35–4918%
50–6420%
65+25%

Tenure

53%
35%
Own outright53%
Own (mortgage)35%
Private rent8%
Social rent4%
Shared ownership1%

Ethnicity

86%
White British86%
White Other4%
Asian4%
Black4%
Mixed3%
Other0%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household14%
Unemployed2%
No qualifications21%

Housing tenure (Census 2021)

Private rent8%
Social rent4%

vs. London

Income vs London-16.7%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
2
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
12 homes · Lexington Way Garage Block, Lexington Way Garage Block, Lexington Way, Upminster, RM14 1NW
Pipeline pressure
NONE

Named schemes (500m)

Lexington Way Garage Block, Lexington Way Garage Block, Lexington Way, Upminster, RM14 1NW12 homes
completed
155-157, 155-157, Cranham Gardens, Cranham, RM14 1JW5 homes
completed
Land between, 152-154, Land between, 152-154, Roseberry Gardens, RM143 homes
completed
2, 2, Queens Gardens, RM142 homes
completed
53, 53, Macon Way, Upminster, RM14 1NX2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM14 1NN

Full postcodeRM14 1NN
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.572290
Longitude0.273255
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
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Mail
Food Standards
Agency
Ofcom
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