Upminster · Havering · Hornchurch and Upminster constituency · 51.55347, 0.24729

RM14 2AD— Upminster, Havering

Location and area intelligence for RM14 2AD, Upminster, Havering

The practical family move

 

Schools 100%Safety 71/100Transport 42/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
71
Schools
90
Transport
42
Environment
67
Investment
65

The bottom line

RM14 2AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM14 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-3.1% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for RM14 2AD

🛡️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 2AD 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 · 4 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 6 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 150 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

124.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+108% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime11%
Robbery7%
Burglary6%
Theft3%
Drug offences2%

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 · 2.2km

Crime is +92% above London average

Property

Prices, sales volume and market trends

Avg floor area65.6 m²

EPC breakdown

C
1%
D
4%
E
1%
F
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 44%Flat 44%Other 11%

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 yield865 kWh/kWp/yr
Rebuild cost estimate£164,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2024 · CAGR

+5.5%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-14.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£95k+74.3%1
Post-dot-com plateau2003–2003£88k£88k+0%1
Pre-crash peak2005–2005£270k£270k+0%1
Help-to-Buy recovery2014–2014£310k£310k+0%1
Brexit uncertainty2018–2018£298k£298k+0%2
Current market2024–2024£245k£245k+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
Below London average
Upminsterc2c line
7.5 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
8 min walk
UpminsterNational Rail
8 min walk
Upminster Underground StationDistrict
8 min walk
Upminster Bridge Underground StationDistrict
12 min walk
Hornchurch Underground StationDistrict
24 min walk
No bus stops within 400m

43

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria63 min ↑
Waterloo58 min ↑
Canary Wharf ★40 min
City47 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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)610
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock17.0 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
119m
🅿️
Upmnster Windmill Carpark20 spaces· yes
360m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
410m
🅿️
Costcutter Car Park
459m
🅿️
Waitrose customer car park· Free, customer only
507m
🅿️
Upminster Station490 spaces· yes
739m

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: 22.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.6 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield865.1 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

55 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.0 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

25

Parks (1km)

36

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 568 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

457m

Post office

Nearby shops

WHSmith650 m

Nearby cafes

Caffe Gelato49 m
The Tea Cosy61 m
Upminster Cafe239 m
Costa393 m

Nearby restaurants

Kalijeera3 m
Roots18 m
Bistro 10155 m
Mandarin Garden55 m

Nearby pubs

Bar 3 Zero5 m
The Crumpled Horn162 m
BrewDog411 m
Upminster TapRoom412 m

Nearby gyms

Cranston Park Lawn Tennis Club632 m

Nearby health

Upminster Medical Centre590 m
Food hygiene (5-star)59% of 112

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

65

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
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

48.9

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,603m
Crossrail 2 route21,607m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,746 nationally

2,057

Est. population

4,374/km²

61%

Employed

35%

Degree educated

£40,700

Median income

2.9%

Claimant rate

Inner cityMedium densityOwner occupiers / families

46

Community stability

Age profile

21%
21%
21%
17%
20%
Under 1821%
18–3421%
35–4921%
50–6417%
65+20%

Tenure

35%
29%
33%
Own outright35%
Own (mortgage)29%
Private rent33%
Social rent3%
Shared ownership0%

Ethnicity

74%
White British74%
White Other10%
Asian6%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household26%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent33%
Social rent3%

vs. London

Income vs London-3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Planning apps (12 months)
5
Planning apps (3 years)
8
Local approval rate
60%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
22 homes · Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH
Pipeline pressure
NONE

Named schemes (500m)

Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH22 homes
completed
The Convent Sacred Heart of Mary/64, The Convent Sacred Heart of Mary/64, St Marys Lane, Upminster, RM14 2QR9 homes
completed
67 (former West Lodge), 67 (former West Lodge), Corbets Tey Road, Upminster, RM14 2AJ9 homes
completed
119-129, 119-129, St Mary's Lane, RM14 2QB6 homes
completed
29 STATION ROAD, UPMINSTER, RM14 2SJ6 homes
completed

Politics

Local councillors and MP

Ward majority
Upminster and Cranham Residents Association
Ward majority vote
16.0%
Ward turnout
56%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Oscar Frank FordUpminster and Cranham Residents Association
Michael FisherUpminster and Cranham Residents Association
Christopher WilkinsUpminster and Cranham Residents Association

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Key facts for RM14 2AD

Full postcodeRM14 2AD
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.553474
Longitude0.247288
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