Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58747, 0.25318

RM14 1TT— Harold Wood, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 62/100Transport 14/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
45
Safety
62
Schools
90
Transport
14
Environment
88
Investment
24

The bottom line

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

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

Less suited to Families.

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Location

RM14 1TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 1TT

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

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Postcode Personality

🎓 School Smart🌿 Green Lung

“Strong, well-rated schools nearby”

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How RM14 1TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harold Court Primary School

Good · Inspected Nov 2022 · 19 min walk

KS2: 105.0

★★

Secondary

Emerson Park Academy

Good · Inspected Jun 2022 · 26 min walk

P8: -0.22A8: 47.6

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 186 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 · 2.4km

Crime is +174% above London average

Property

2 Jul

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£4,747/m²
Price per ft²£441/ft²
Avg floor area151.7 m²

EPC breakdown

B
6%
C
5%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 43%Detached 36%Other 21%

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£379,250
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.21 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.9%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.7%

per year

Acceleration

-128.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Detached45.5%
Terraced54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£160k£318k+98.4%1.3
Post-dot-com plateau2001–2002£279k£150k-46.2%1
Pre-crash peak2006–2006£375k£375k+0%1
GFC & correction2012–2012£280k£280k+0%1
Rate-rise correction2023–2023£1.30m£1.30m+0%1
Current market2024–2025£2.13m£750k-64.7%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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood StationElizabeth line line
17.9 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
19 min walk
Harold WoodNational Rail
19 min walk
Emerson Park Rail StationLiberty
39 min walk
Upminster Underground StationDistrict
40 min walk
Upminster Rail Stationc2c · Liberty
40 min walk
No bus stops within 400m

4

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park684m
Santander docks (800m)0
Nearest cycle dock18.0 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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.9 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): 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

18 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHartswood Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Shepherd and Dog (734 m)

Nearest supermarketCo-op Food · 1.5 km
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)

1.5km

Post office

Nearby pubs

Shepherd and Dog734 m
Food hygiene (5-star)100% of 1

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

24

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
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

32.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,970m
Crossrail 2 route21,662m

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

SuburbanLow 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)
3
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
3
Largest scheme
34 homes · FORMER ABATTOIR SITE, CORNLANDS FARM, FORMER ABATTOIR SITE, CORNLANDS FARM, HALL LANE, RM14 1TX
Pipeline pressure
NONE

Named schemes (500m)

FORMER ABATTOIR SITE, CORNLANDS FARM, FORMER ABATTOIR SITE, CORNLANDS FARM, HALL LANE, RM14 1TX34 homes
completed
The Old Forge, The Old Forge, Hall Lane, Upminster, RM11 1TT4 homes
completed
Great Hall, Great Hall, Hall Lane, Upminster, RM14 1TT2 homes
completed
The Chapel, The Chapel, Hall Lane, Upminster, RM14 1TT1 homes
completed
Ely Cottage, Ely Cottage, Nags Head Lane, Upminster, RM14 1TS1 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 1TT

Full postcodeRM14 1TT
Postcode districtRM14
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.587471
Longitude0.253181
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
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Mail
Food Standards
Agency
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