Upminster · Havering · Hornchurch and Upminster constituency · 51.54989, 0.23833

RM14 2HX— Upminster, Havering

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

The family fortress

 

Schools 100%Safety 86/100Transport 31/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
86
Schools
60
Transport
31
Environment
80
Investment
27

The bottom line

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

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 2HX

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 2HX

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

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“The family fortress”

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How RM14 2HX 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 · 2 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 · 140 min walk

2 primaries · 1 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 · 2.0km

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,384/m²
Price per ft²£500/ft²
Avg floor area131.8 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 74%Detached 22%Other 4%

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£329,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+517%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-18.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Detached22.7%
Semi-detached77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£117k£160k+36.8%2
Post-dot-com plateau2001–2004£285k£445k+56.1%1.5
Pre-crash peak2005–2007£450k£565k+25.6%1
GFC & correction2009–2009£448k£448k+0%1
Help-to-Buy recovery2014–2014£635k£635k+0%2
Brexit uncertainty2018–2018£610k£610k+0%1
Pandemic surge2021–2021£720k£720k+0%1
Rate-rise correction2022–2022£790k£790k+0%3
Current market2025–2025£722k£722k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster Bridge Underground StationDistrict line
11.8 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
12 min walk
Upminster Rail StationLiberty · c2c
17 min walk
UpminsterNational Rail
17 min walk
Upminster Underground StationDistrict
17 min walk
Hornchurch Underground StationDistrict
18 min walk
No bus stops within 400m

5

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria72 min ↑
Waterloo70 min ↑
Canary Wharf ★51 min
City57 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock16.4 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
627m

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: 9.0 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: 21.9 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 10%
More green space than 99% of London

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): 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

45 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Optimist Tavern (334 m)

No restaurants within 800m — nearest: Tasty Bites (689 m)

Nearest supermarketM&S Simply Food · 1.2 km

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 Gelato757 m
The Tea Cosy794 m
HR's Cafe House1.0 km

Nearby restaurants

Tasty Bites689 m
The Cod Father693 m
New Beijing695 m
Mandarin Garden700 m

Nearby pubs

The Optimist Tavern334 m
Bar 3 Zero743 m
The Windmill977 m
Food hygiene (5-star)55% of 11

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

27

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

50.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,867m
Crossrail 2 route21,074m

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)
1
Planning apps (12 months)
2
Planning apps (3 years)
8
Local approval rate
0%
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)
0
Largest scheme
9 homes · Haydock Close, Hornchurch, RM12 6EA
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 2HX

Full postcodeRM14 2HX
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.549886
Longitude0.238327
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