Upminster · Havering · Hornchurch and Upminster constituency · 51.54975, 0.23458

RM14 2NH— Upminster, Havering

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

London's quiet achiever

 

Safety 84/100Transport 27/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
84
Schools
—
Transport
27
Environment
81
Investment
33

The bottom line

RM14 2NH offers 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 2NH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for RM14 2NH

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM14 2NH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Branfil Primary School

Not yet inspected · 3 min walk

KS2: 105.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: +0.72A8: 62.8

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 138 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.3 incidents per 1,000 residents

Better than 68% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour16%
Vehicle crime16%
Burglary10%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.9km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,361/m²
Price per ft²£498/ft²
Avg floor area94.5 m²

EPC breakdown

C
1%
D
8%
E
6%

Based on 15 properties · Confidence: medium

Street mix

Semi 83%Terraced 13%Detached 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£236,250
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, 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

1996–2026 · CAGR

+4.9%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.9%

per year

Acceleration

-20.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached82.6%
Terraced13%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£107k£175k+63.6%1.7
Post-dot-com plateau2002–2003£214k£350k+63.4%1.5
Pre-crash peak2005–2006£285k£328k+15.1%1
GFC & correction2011–2012£380k£345k-9.2%1.5
Help-to-Buy recovery2014–2014£393k£393k+0%1
Brexit uncertainty2018–2018£551k£551k+0%1
Pandemic surge2020–2021£480k£540k+12.5%2
Rate-rise correction2022–2022£665k£665k+0%1
Current market2025–2026£623k£455k-26.9%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.3%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

8

Walkability score

29

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock16.1 km

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: 21.6 km away✗ Not Green Belt✗ Not AONB62% 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

43 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: George's Fish Bar (989 m)

Nearest supermarketM&S Simply Food · 1.4 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby cafes

HR's Cafe House1.0 km

Nearby restaurants

George's Fish Bar989 m
Evo989 m
The Raj of India989 m
Chicky Lovers1.0 km

Nearby pubs

The Optimist Tavern120 m
The Windmill1.0 km
Food hygiene (5-star)73% 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

E

High street health

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

50.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,631m
Crossrail 2 route20,823m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,014 nationally

1,593

Est. population

2,337/km²

51%

Employed

29%

Degree educated

£44,100

Median income

0.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

66

Community stability

Age profile

18%
13%
15%
24%
31%
Under 1818%
18–3413%
35–4914%
50–6424%
65+31%

Tenure

60%
34%
Own outright61%
Own (mortgage)34%
Private rent5%
Social rent1%
Shared ownership0%

Ethnicity

90%
White British90%
White Other3%
Asian2%
Black1%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household9%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent5%
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)
1
Planning apps (3 years)
10
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

Named schemes (500m)

Haydock Close, Hornchurch, RM12 6EA9 homes
completed
Flat 1 Cheltenham Court, 20, Flat 1 Cheltenham Court, 20, Haydock Close, Hornchurch, RM12 6EA2 homes
completed
Land to rear of 141-143, Land to rear of 141-143, Hacton Lane, Upminster, RM14 2NJ1 homes
completed
4 Hacton House, 4 Hacton House, Hacton Lane, Upminster, RM14 2XZ1 homes
completed
Land forming part of 71, Land forming part of 71, Chelmsford Drive, RM14 2PD1 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 2NH

Full postcodeRM14 2NH
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.549751
Longitude0.234584
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