Upminster · Havering · Hornchurch and Upminster constituency · 51.55373, 0.24880

RM14 2BF— Upminster, Havering

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 43/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
71
Schools
90
Transport
43
Environment
67
Investment
45

The bottom line

RM14 2BF 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 2BF

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

Deep-dive guides for RM14 2BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How RM14 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upminster Infant School

Good · Inspected Nov 2023 · 3 min walk

—

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 · 151 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 · 2.3km

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,982/m²
Price per ft²£463/ft²
Avg floor area85.3 m²

EPC breakdown

B
16%

Based on 16 properties · Confidence: medium

Street mix

Flat 91%Other 10%

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 yield865 kWh/kWp/yr
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+1.4%

Total change

+15%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.9%

per year

Acceleration

+60.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£371k£371k+0%8
Brexit uncertainty2017–2019£325k£400k+23.1%3
Rate-rise correction2022–2022£360k£360k+0%1
Current market2024–2025£298k£425k+42.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.4%
District
1.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminsterc2c line
6.8 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
13 min walk
Hornchurch Underground StationDistrict
26 min walk
No bus stops within 400m

47

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)610
Nearest car park217m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
217m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
379m
🅿️
Costcutter Car Park
392m
🅿️
Upmnster Windmill Carpark20 spaces· yes
395m
🅿️
Waitrose customer car park· Free, customer only
408m
🅿️
Upminster Station490 spaces· yes
652m

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

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

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 · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

36

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 516 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

397m

Post office

Nearby shops

WHSmith594 m

Nearby cafes

The Tea Cosy50 m
Caffe Gelato88 m
Upminster Cafe177 m
The Deli Teahouse321 m

Nearby restaurants

Domino's37 m
S & S Charcoal Grill40 m
Papa John's41 m
Prezzo52 m

Nearby pubs

The Crumpled Horn98 m
Bar 3 Zero105 m
Upminster TapRoom320 m
BrewDog351 m

Nearby gyms

Cranston Park Lawn Tennis Club634 m

Nearby health

Upminster Medical Centre489 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

45

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
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

High

Demand

Low

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

61.9

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,709m
Crossrail 2 route21,705m

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)
11
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
75%
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
38 homes · 6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE
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
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
67 (former West Lodge), 67 (former West Lodge), Corbets Tey Road, Upminster, RM14 2AJ9 homes
completed
Exchange House, 180-182, Exchange House, 180-182, St Mary's Lane, Upminster, RM14 3BT6 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 2BF

Full postcodeRM14 2BF
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.553733
Longitude0.248801
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
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Transport
for London
NHS
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