Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58417, 0.26125

RM14 1TP— Harold Wood, Havering

Location and area intelligence for RM14 1TP, Harold Wood, Havering

The practical family move

 

Schools 100%Safety 62/100Transport 14/100

Best for: Owner-occupiers

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

Liveability
43
Safety
62
Schools
100
Transport
14
Environment
88
Investment
54

The bottom line

RM14 1TP offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 68 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM14 1TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+174.0% vs London avg

Deep-dive guides for RM14 1TP

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

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“The practical family move”

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How RM14 1TP 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 · 19 min walk

KS2: 104.9

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 28 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 187 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

178.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+197% vs borough

Crime by type

Violence & sexual offences32%
Other31%
Vehicle crime13%
Anti-social behaviour9%
Drug offences7%
Burglary7%
Robbery0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 3.1km

Crime is +174% above London average

Property

Prices, sales volume and market trends

Avg floor area263.9 m²

EPC breakdown

A
2%
B
1%
C
4%
D
4%
F
3%

Based on 14 properties · Confidence: medium

Street mix

Detached 73%Other 27%

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£659,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.5%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.0%

per year

Acceleration

-158.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£210k£150k-28.6%1
Post-dot-com plateau2003–2003£248k£248k+0%1
Help-to-Buy recovery2016–2016£1.00m£1.00m+0%1
Brexit uncertainty2018–2018£1.02m£1.02m+0%1
Pandemic surge2021–2021£2.17m£2.17m+0%1
Rate-rise correction2022–2022£1.15m£1.15m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Harold Wood Rail StationElizabeth line
27 min walk
UpminsterNational Rail
36 min walk
Upminster Underground StationDistrict
36 min walk
Upminster Rail StationLiberty · c2c
36 min walk
Emerson Park Rail StationLiberty
42 min walk
No bus stops within 400m

1

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria86 min ↑
Waterloo83 min ↑
Canary Wharf ★68 min
City75 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park679m
Santander docks (800m)0
Nearest cycle dock18.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 24.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% 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): 10

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

26 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHartswood Hospital · 2.8 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

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 3.0 km
4 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)

2.5km

Post office

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
Gentrification score15/100
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

17.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,214m
Crossrail 2 route22,226m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,045 nationally

1,696

Est. population

903/km²

55%

Employed

28%

Degree educated

£36,100

Median income

3.3%

Claimant rate

Inner cityLow densityOwner occupiers / families

60

Community stability

Age profile

19%
17%
18%
20%
25%
Under 1820%
18–3417%
35–4918%
50–6421%
65+25%

Tenure

47%
36%
Own outright47%
Own (mortgage)36%
Private rent12%
Social rent5%
Rent free0%

Ethnicity

75%
White British75%
White Other7%
Asian8%
Black6%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household15%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent12%
Social rent5%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
2
Largest scheme
2 homes · Great Hall, Great Hall, Hall Lane, Upminster, RM14 1TT
Pipeline pressure
NONE

Named schemes (500m)

Emery's Poultry Farm, Emery's Poultry Farm, Tomkyns Lane, RM14 1TP1 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

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Key facts for RM14 1TP

Full postcodeRM14 1TP
Postcode districtRM14
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.584168
Longitude0.261246
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
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