Upminster · Havering · Hornchurch and Upminster constituency · 51.54628, 0.24970

RM14 2BY— Upminster, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 28/100

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
88
Schools
90
Transport
28
Environment
69
Investment
51

The bottom line

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

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 2BY

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+5.0% vs London avg
vs London crime-76.0% vs London avg

Deep-dive guides for RM14 2BY

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

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Postcode Personality

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“The family fortress”

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How RM14 2BY 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 · 13 min walk

KS2: 109.2

★★

Secondary

Gaynes School

Good · Inspected Nov 2022 · 2 min walk

P8: +0.30A8: 48.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 145 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

15.8 incidents per 1,000 residents

Better than 89% of London
→ Stable

-74% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Vehicle crime23%
Burglary12%
Anti-social behaviour8%
Theft4%
Drug offences0%
Robbery0%

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 · 2.9km

Crime is 76% below London average

Property

Prices, sales volume and market trends

Avg floor area111.4 m²

EPC breakdown

C
1%
D
7%
E
3%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 47%Terraced 26%Detached 26%

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£278,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.4%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-55.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Detached26.3%
Semi-detached47.4%
Terraced26.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£115k£115k+0%2
Post-dot-com plateau2002–2003£283k£280k-0.9%1.5
Pre-crash peak2005–2007£400k£376k-6.1%1.5
GFC & correction2009–2009£353k£353k+0%3
Help-to-Buy recovery2013–2016£378k£700k+85.4%1.5
Brexit uncertainty2018–2018£490k£490k+0%1
Pandemic surge2021–2021£705k£705k+0%2
Rate-rise correction2023–2023£620k£620k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminsterc2c line
16.6 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
18 min walk
UpminsterNational Rail
18 min walk
Upminster Underground StationDistrict
18 min walk
Upminster Bridge Underground StationDistrict
21 min walk
Hornchurch Underground StationDistrict
29 min walk
No bus stops within 400m

12

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria68 min ↑
Waterloo62 min ↑
Canary Wharf ★46 min
City53 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)145
Nearest car park437m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
747m

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 AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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): None recorded

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

66 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

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 · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Huntsman & Hounds (432 m)

Nearest supermarketM&S Simply Food · 1.3 km
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Tey Cafe395 m
The Tea Room675 m
Caffe Gelato781 m
The Tea Cosy815 m

Nearby restaurants

Ginger Lounge703 m
Tasty Bites754 m
The Cod Father759 m
New Beijing764 m

Nearby pubs

Huntsman & Hounds432 m
Bar 3 Zero821 m
The Crumpled Horn930 m
Upminster TapRoom1.1 km

Nearby gyms

Cranston Park Lawn Tennis Club208 m
Food hygiene (5-star)74% of 23

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

51

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
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

44.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,386m
Crossrail 2 route21,929m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,640 nationally

1,649

Est. population

4,183/km²

58%

Employed

35%

Degree educated

£44,100

Median income

2.2%

Claimant rate

Inner cityMedium densityOwner occupiers / families

66

Community stability

Age profile

22%
14%
19%
21%
24%
Under 1822%
18–3414%
35–4919%
50–6421%
65+24%

Tenure

51%
43%
Own outright51%
Own (mortgage)43%
Private rent4%
Social rent1%
Shared ownership1%

Ethnicity

89%
White British89%
White Other3%
Asian4%
Black1%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine11%
No car household8%
Unemployed1%
No qualifications13%

Housing tenure (Census 2021)

Private rent4%
Social rent1%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
4
Planning apps (3 years)
4
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)
4
Largest scheme
2 homes · 26, 26, Foxhall Road, Upminster, RM14 2DD
Pipeline pressure
NONE

Named schemes (500m)

22, 22, Foxhall Road, Upminster, RM14 2DD2 homes
completed
144, 144, Corbets Tey Road, Upminster, RM14 2ED2 homes
completed
168 Corbets Tey Road, Upminster, RM14 2EJ2 homes
completed
26, 26, Foxhall Road, Upminster, RM14 2DD2 homes
completed
33, 33, Cranston Park Avenue, Upminster, RM14 3UT2 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 2BY

Full postcodeRM14 2BY
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.546278
Longitude0.249703
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