Upminster · Havering · Hornchurch and Upminster constituency · 51.54917, 0.24167

RM14 2HT— Upminster, Havering

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

The family fortress

 

Schools 100%Safety 86/100Transport 35/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
66
Safety
86
Schools
60
Transport
35
Environment
69
Investment
51

The bottom line

RM14 2HT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

RM14 2HT

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-51.0% vs London avg

Deep-dive guides for RM14 2HT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM14 2HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Branfil Primary School

Not yet inspected · 5 min walk

KS2: 105.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 11 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 · 142 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

31.6 incidents per 1,000 residents

Better than 78% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour26%
Other21%
Violence & sexual offences19%
Vehicle crime17%
Drug offences9%
Burglary6%
Robbery2%
Theft0%

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 51% below London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

D
2%
E
2%

Based on 4 properties · Confidence: low

Street mix

Semi 83%Detached 17%

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£203,250
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, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,960
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+3.9%

Total change

+124%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-13.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Semi-detached83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£225k£225k+0%1
Post-dot-com plateau2002–2003£230k£305k+32.6%1
Brexit uncertainty2017–2018£495k£535k+8.1%1
Pandemic surge2021–2021£505k£505k+0%1

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
Below London average
Upminster Bridge Underground StationDistrict line
13.5 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
14 min walk
Upminster Rail StationLiberty · c2c
16 min walk
UpminsterNational Rail
16 min walk
Upminster Underground StationDistrict
16 min walk
Hornchurch Underground StationDistrict
21 min walk
No bus stops within 400m

6

Walkability score

2

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park498m
Santander docks (800m)0
Nearest cycle dock16.6 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
498m

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: 22.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 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

60 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Optimist Tavern (544 m)

Nearest supermarketM&S Simply Food · 1.2 km
7 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)

1.1km

Post office

Nearby cafes

Caffe Gelato621 m
The Tea Cosy662 m
Upminster Cafe855 m
Costa997 m

Nearby restaurants

Tasty Bites554 m
Ginger Lounge554 m
The Cod Father559 m
New Beijing562 m

Nearby pubs

The Optimist Tavern544 m
Bar 3 Zero622 m
The Crumpled Horn779 m
The Windmill1.1 km

Nearby gyms

Cranston Park Lawn Tennis Club611 m
Food hygiene (5-star)62% of 21

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

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 score20/100
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

46.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,034m
Crossrail 2 route21,317m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,507 nationally

1,488

Est. population

5,073/km²

57%

Employed

30%

Degree educated

£44,100

Median income

0.6%

Claimant rate

Inner cityMedium densityOwner occupiers / families

67

Community stability

Age profile

24%
13%
19%
21%
22%
Under 1824%
18–3413%
35–4919%
50–6421%
65+23%

Tenure

53%
42%
Own outright54%
Own (mortgage)42%
Private rent3%
Social rent1%

Ethnicity

88%
White British88%
White Other5%
Asian3%
Black1%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household6%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent3%
Social rent1%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
33%
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)
2
Largest scheme
2 homes · 168 Corbets Tey Road, Upminster, RM14 2EJ
Pipeline pressure
NONE

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 2HT

Full postcodeRM14 2HT
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.549175
Longitude0.241667
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
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