Cranham · Havering · Hornchurch and Upminster constituency · 51.57187, 0.26553

RM14 1QF— Cranham, Havering

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

The family fortress

 

Schools 100%Safety 72/100Transport 21/100Low yield 3.25%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
72
Schools
100
Transport
21
Environment
70
Investment
45

The bottom line

RM14 1QF offers exceptional schools (100% Good/Outstanding) and low crime at £480,500 median — 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 1QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-7.6% vs London avg
vs London income-16.7% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for RM14 1QF

🛡️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 1QF 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 · 2 min walk

KS2: 104.9

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 11 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 178 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+91% vs borough

Crime by type

Violence & sexual offences33%
Other24%
Anti-social behaviour18%
Vehicle crime12%
Drug offences8%
Burglary4%
Theft1%
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 · 3.2km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,500

Median sale price

8% below London median

£480,500 is 8% below the London median (£520,000)

+16.5%

This year

Terraced

Dominant type

Price history

5-year change
+6.8%
Sales (24 months)7
New build0.0%
Avg terraced£480,500
Price per m²£5,375/m²
Price per ft²£499/ft²
Avg floor area91.2 m²

EPC breakdown

B
1%
C
6%
D
13%
E
3%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 12%Terraced 88%

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£11,525
First-time buyerFTB
£2,775
Additional propertyBTL/2nd
£25,940

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

13.7×

Price-to-income

£2,404/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£228,000
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, 100 mm loft insulation
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

1995–2025 · CAGR

+5.8%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.9%

per year

Acceleration

+5.07

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached12%
Terraced88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£135k+52.8%1.6
Post-dot-com plateau2001–2004£141k£218k+54%2.8
Pre-crash peak2005–2007£249k£240k-3.6%2.3
GFC & correction2008–2011£232k£242k+4.3%2
Help-to-Buy recovery2013–2016£262k£423k+61.3%1
Brexit uncertainty2017–2019£428k£448k+4.7%3
Pandemic surge2020–2021£515k£450k-12.6%2
Current market2024–2025£454k£481k+5.9%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
4.5%
District
4.5%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
20.5 min walk
Upminster

Nearby stations

UpminsterNational Rail
22 min walk
Upminster Underground StationDistrict
22 min walk
Upminster Rail StationLiberty · c2c
22 min walk
Upminster Bridge Underground StationDistrict
32 min walk
Emerson Park Rail StationLiberty
40 min walk
No bus stops within 400m

5

Walkability score

18

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park347m
Santander docks (800m)0
Nearest cycle dock18.5 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
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 AONB25% green spaceTree canopy: 10%
More green space than 80% 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): 9

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

40 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 1.9 km
1 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)

1.1km

Post office

Nearby cafes

Village Pantry1.0 km
Preston's1.1 km
Urban & Bean Cafe1.1 km
Cafe in Cranham1.1 km

Nearby restaurants

Brooklyn's eatout1.1 km
Seaworld1.1 km
Prosperity1.1 km
Spice of India1.2 km

Nearby pubs

The Golden Crane339 m
The Plough1.1 km
Food hygiene (5-star)72% of 18

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

45

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,719m
Crossrail 2 route22,593m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,020 nationally

1,548

Est. population

2,147/km²

59%

Employed

26%

Degree educated

£35,000

Median income

2.7%

Claimant rate

Inner cityLow densityOwner occupiers / families

62

Community stability

Age profile

24%
17%
20%
20%
19%
Under 1824%
18–3417%
35–4920%
50–6420%
65+19%

Tenure

44%
42%
Own outright44%
Own (mortgage)42%
Private rent11%
Social rent3%
Shared ownership0%

Ethnicity

85%
White British85%
White Other5%
Asian4%
Black3%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household17%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent11%
Social rent3%

vs. London

Income vs London-16.7%
Price vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
6
Local approval rate
0%
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
10 homes · AVON HOUSE, AVON HOUSE, FRONT LANE, RM14 1RG
Pipeline pressure
NONE

Named schemes (500m)

AVON HOUSE, AVON HOUSE, FRONT LANE, RM14 1RG10 homes
completed
Land Opposite, 103-107, Land Opposite, 103-107, Avon Road, RM144 homes
completed
8 Tamar Close, Upminster, RM14 1QH2 homes
completed
20, 20, Severn Drive, Upminster, RM14 1SN1 homes
completed
Land forming part of 99, Land forming part of 99, Avon Road, Upminster, RM14 1RG1 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 (£480,500)

£11,525

Standard buyer

£2,775

First-time buyer

Save £8,750

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 1QF

Full postcodeRM14 1QF
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.571873
Longitude0.265528
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