Cranham · Havering · Hornchurch and Upminster constituency · 51.55973, 0.25035

RM14 1UP— Cranham, Havering

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 51/100Yield 4.62%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
87
Schools
90
Transport
51
Environment
67
Investment
58

The bottom line

RM14 1UP offers exceptional schools (100% Good/Outstanding) and low crime at £338,000 median — a strong choice for Families and Owner-occupiers.

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Location

RM14 1UP

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 avg price-35.0% vs London avg
vs London income+10.7% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for RM14 1UP

🛡️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 1UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Nov 2022 · 5 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 7 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 157 min walk

3 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

29.4 incidents per 1,000 residents

Better than 79% of London
→ Stable

-51% vs borough

Crime by type

Vehicle crime29%
Other25%
Violence & sexual offences22%
Burglary14%
Anti-social behaviour6%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.1km

Crime is 55% 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.

£338,000

Median sale price

Bottom 25% — 35% below London median

£338,000 is 35% below the London median (£520,000)

-5.7%

This year

Flat

Dominant type

Price history

5-year change
+9.0%
Sales (24 months)5
New build0.0%
Avg flat£338,000
Price per m²£6,747/m²
Price per ft²£627/ft²
Avg floor area49.7 m²

EPC breakdown

B
14%
C
39%
D
3%

Based on 56 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£4,400
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,540

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

7.3×

Price-to-income

£1,691/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£124,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.3%

Total change

+170%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.0%

per year

Acceleration

-59.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 160 sales

Property Type Mix

Total: 160 sales

Terraced1.3%
Flat/maisonette98.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£135k+69.8%4.7
Post-dot-com plateau2001–2004£138k£160k+16.4%6.2
Pre-crash peak2005–2007£185k£166k-10.3%6.7
GFC & correction2008–2012£188k£205k+9.2%4.8
Help-to-Buy recovery2013–2016£214k£228k+6.9%5.5
Brexit uncertainty2017–2019£270k£258k-4.4%6
Pandemic surge2020–2021£370k£310k-16.2%3.5
Rate-rise correction2022–2023£238k£277k+16.6%5
Current market2024–2026£280k£215k-23.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Upminster Underground StationDistrict line
1 min walk
Upminster

Nearby stations

UpminsterNational Rail
1 min walk
Upminster Underground StationDistrict
1 min walk
Upminster Rail StationLiberty · c2c
1 min walk
Upminster Bridge Underground StationDistrict
13 min walk
Hornchurch Underground StationDistrict
28 min walk
8 bus routes · 7 stops within 400m · 21 buses/hr peak

68

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria60 min ↑
Waterloo56 min ↑
Canary Wharf ★38 min
City45 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)510
Nearest car park151m
Santander docks (800m)0
Nearest cycle dock17.3 km

Nearby car parks

🅿️
Costcutter Car Park
291m
🅿️
Upminster Station490 spaces· yes
296m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
327m
🅿️
Waitrose customer car park· Free, customer only
434m
🅿️
Upmnster Windmill Carpark20 spaces· yes
523m

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: 22.9 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.4 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): 1

Landslide susceptibility: Low

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

48 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

31

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 160 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

279m

Post office

Nearby shops

WHSmith87 m

Nearby cafes

Station Pantry123 m
Costa247 m
Caffè Nero289 m
The Deli Teahouse370 m

Nearby restaurants

Greggs100 m
2 Spice115 m
Barracuda Seafood & Grill196 m
Wimpy203 m

Nearby pubs

The Junction127 m
BrewDog326 m
Upminster TapRoom422 m
The Crumpled Horn580 m

Nearby health

Upminster Medical Centre439 m
Food hygiene (5-star)60% of 101

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

58

Investment score

Good

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score29/100
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

81.1

Price growth score

A
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,126m
Crossrail 2 route21,703m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,941 nationally

1,736

Est. population

3,233/km²

53%

Employed

36%

Degree educated

£46,500

Median income

1.6%

Claimant rate

Inner cityMedium densityOwner occupiers / families

65

Community stability

Age profile

24%
19%
21%
25%
Under 1824%
18–3411%
35–4919%
50–6421%
65+25%

Tenure

53%
39%
Own outright53%
Own (mortgage)39%
Private rent6%
Social rent3%

Ethnicity

86%
White British86%
White Other5%
Asian4%
Black2%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household16%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent6%
Social rent3%

vs. London

Income vs London+10.7%
Price vs London-35.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
2
Planning apps (3 years)
7
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)
10
Largest scheme
38 homes · 6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE
Pipeline pressure
NONE

Named schemes (500m)

6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE38 homes
completed
FORMER BUILDERS YARD AND CAR PARK, 24, FORMER BUILDERS YARD AND CAR PARK, 24, ST LAWRENCE ROAD, RM1418 homes
completed
184, 184, St Marys Lane, Upminster, RM14 3BT16 homes
completed
51-53, 51-53, Station Road, Upminster, RM14 2SX14 homes
completed
2A, 2A, Deyncourt Gardens, Upminster, RM14 1DE9 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 (£338,000)

£4,400

Standard buyer

£0

First-time buyer

Save £4,400

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 1UP

Full postcodeRM14 1UP
Postcode districtRM14
BoroughLondon Borough of Havering
WardCranham
Latitude51.559728
Longitude0.250352
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