Upminster · Havering · Hornchurch and Upminster constituency · 51.55291, 0.24704
RM14 2AB— Upminster, Havering Location and area intelligence for RM14 2AB, Upminster, Havering The practical family move
Schools 100% Safety 83/100 Transport 34/100 ⚠ Knotweed sites nearby
Best for: Families, Owner-occupiers
Top schools, limited transport — ideal for car-owning families
RM14 2AB 71 Liveability 83 Safety 34 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Moderate First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for RM14 2AB Full postcode RM14 2AB
Postcode district RM14
Borough London Borough of Havering
Ward Upminster
Latitude 51.552912
Longitude 0.247044
Parliamentary constituency Hornchurch and Upminster
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Inner city
Medium Owner occupiers / families
Excellent Cautious Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for RM14 2AB
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🚇 Well-Connected 🎓 School Smart 🔒 Very Safe
“The practical family move”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
St Joseph's Catholic Primary School
Good · 5 min walk
KS2: 109.4
—
Secondary
Sacred Heart of Mary Girls' School
Not yet inspected · 6 min walk
P8: +0.72 A8: 62.8
100% of local schools rated Good or Outstanding
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 149 min walk
4 primaries · 3 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
7.5 incidents per 1,000 residents
↑ Rising 100.0% from a low base — still below London average
+11% vs borough
Crime by type
Violence & sexual offences 17%
Crime is 88% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
Street mix
Terraced 71% Flat 14% Other 14%
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 865 kWh/kWp/yr
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Council tax band Band F Annual charge £2,960
Price growth potential Moderate
Transport 1 May Public transport accessibility and links
🚇 Upminster c2c line
8.3 min walk Nearby stations
🚇 Upminster Rail Station c2c · Liberty
9 min walk 🚂 Upminster National Rail
9 min walk 🚇 Upminster Underground Station District
9 min walk 🚇 Upminster Bridge Underground Station District
13 min walk 🚇 Hornchurch Underground Station District
24 min walk 🚌 No bus stops within 400m
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 610
Nearest car park 65m
Santander docks (800m) 0
Nearest cycle dock 17.0 km
Nearby car parks
🅿️ Hoppy Hall 100 spaces · yes
65m 🅿️ Upmnster Windmill Carpark 20 spaces · yes
411m 🅿️ Gaynes Road Car Park · 20p/2h - £8/12h pay&display
475m 🅿️ Costcutter Car Park
522m 🅿️ Waitrose customer car park · Free, customer only
560m 🅿️ Upminster Station 490 spaces · yes
798m
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 19.0 µg/m³ · PM2.5: 7.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 22.5 km away ✗ Not Green Belt ✗ Not AONB 14% green space Tree canopy: 10%
Nearest SSSI: Hornchurch Cutting SSSI — 1.7 km
Energy
Solar: 865 kWh/kWp/yr
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Climate Local weather conditions and energy potential
Solar yield 865.1 kWh/kWp/yr
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
CHOWDHURY
OAK ROAD MEDICAL CENTRE, 8 OAK ROAD, RM3 0PT
56 min walk
Nearest hospital St. George's Health & Wellbeing Hub · 2.0 km
Nearest A&E BARKING, 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
Nearest supermarket M&S Simply Food · 632 m
9 tennis courts 1 sports halls
Nearby cafes
Caffe Gelato 65 m
The Tea Cosy 104 m
Upminster Cafe 302 m
Costa 457 m
Nearby restaurants
The Cod Father 2 m
New Beijing 4 m
Tasty Bites 7 m
Mandarin Garden 10 m
Nearby pubs
Bar 3 Zero 69 m
The Crumpled Horn 223 m
Upminster TapRoom 468 m
BrewDog 475 m
Nearby gyms
Cranston Park Lawn Tennis Club 580 m
Nearby health
Upminster Medical Centre 641 m
Food hygiene (5-star) 61% of 106
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 324
High street
A High street health
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,300 London avg: £1,950/mo
Gentrification score 27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 324
Rental market
Mixed owner / renter Tenant profile
Future outlook
Low-deprivation area
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 20,559m
Crossrail 2 route 21,602m
Demographics 22 Apr Population, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 33,507 nationally
1,488
Est. population
5,073/km²
Inner city Medium density Owner occupiers / families
Employment & lifestyle
Managerial / professional 45%
Routine / semi-routine 12%
No car household 6%
Unemployed 2%
No qualifications 13%
Housing tenure (Census 2021)
Planning Conservation areas and development
Planning apps (12 months) 4
Planning apps (3 years) 10
CIL rate (residential) £90/m²
Japanese knotweed sites (400m) 2
Housing pipeline (800m)
Largest scheme 22 homes · Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH
Named schemes (500m)
Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH 22 homes
completed The Convent Sacred Heart of Mary/64, The Convent Sacred Heart of Mary/64, St Marys Lane, Upminster, RM14 2QR 9 homes
completed 67 (former West Lodge), 67 (former West Lodge), Corbets Tey Road, Upminster, RM14 2AJ 9 homes
completed 119-129, 119-129, St Mary's Lane, RM14 2QB 6 homes
completed 81 CORBETS TEY ROAD, UPMINSTER, RM14 2AJ 2 homes
completed
Politics Local councillors and MP
Ward majority Upminster and Cranham Residents Association
MP Julia Lopez (Conservative)
Constituency Hornchurch and Upminster
Councillors
Oscar Frank Ford Upminster and Cranham Residents Association
Michael Fisher Upminster and Cranham Residents Association
Christopher Wilkins Upminster and Cranham Residents Association
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The bottom line
RM14 2AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catches: 47 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how RM14 2AB scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
Toggle a question above to see how RM14 2AB meets your needs.
Compare Havering with nearby boroughs:
Frequently asked questions What borough is RM14 2AB in? How good is transport in RM14 2AB? What are the schools like near RM14 2AB? What is the liveability score for RM14 2AB?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
buildings 18 Apr
bus stops 4 May
elections 9 May
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 9 May
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics