Upminster · Havering · Hornchurch and Upminster constituency · 51.55615, 0.24208

RM14 2QS— Upminster, Havering

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

The family fortress

 

Schools 100%Safety 71/100Transport 44/100Yield 4.80%

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
71
Schools
90
Transport
44
Environment
69
Investment
44

The bottom line

RM14 2QS offers exceptional schools (100% Good/Outstanding) and low crime at £325,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

RM14 2QS

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 avg price-37.5% vs London avg
vs London income-3.1% vs London avg
vs London crime+92.0% vs London avg

Deep-dive guides for RM14 2QS

🛡️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 2QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Nov 2022 · 6 min walk

KS2: 109.4

—

Secondary

Sacred Heart of Mary Girls' School

Not yet inspected · Inspected Oct 2024 · 2 min walk

P8: +0.72A8: 62.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 149 min walk

4 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 1.8km

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£325,000

Median sale price

Bottom 25% — 37% below London median

£325,000 is 37% below the London median (£520,000)

+222.9%

This year

Flat

Dominant type

Price history

5-year change
-60.8%
Sales (24 months)5
New build0.0%
Avg detached£715,000
Avg flat£310,000
Price per m²£4,464/m²
Price per ft²£415/ft²
Avg floor area73.7 m²

EPC breakdown

C
21%
D
16%
F
2%

Based on 39 properties · Confidence: high

Street mix

Semi 12%Detached 15%Flat 72%

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

Stamp duty

Standard buyer£3,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.0×

Price-to-income

£1,626/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£184,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.2%

Total change

+1081%

Market Activity

Price Velocity & Acceleration

Current Velocity

+232.5%

per year

Acceleration

+251.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 63 sales

Property Type Mix

Total: 63 sales

Detached15.9%
Semi-detached12.7%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£85k+43.9%3.5
Post-dot-com plateau2001–2004£119k£145k+21.8%2
Pre-crash peak2005–2007£224k£191k-14.5%2.3
GFC & correction2008–2012£220k£210k-4.5%2.4
Help-to-Buy recovery2014–2016£360k£290k-19.4%4
Brexit uncertainty2017–2017£300k£300k+0%1
Pandemic surge2021–2021£830k£830k+0%1
Rate-rise correction2022–2023£760k£260k-65.8%1.5
Current market2024–2025£211k£700k+232.5%2.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
6%
District
6%
Flat/maisonette+0% α
Local
4.8%
District
4.8%

CAGR over 11yr 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 Volume75
Seasonal Timing0
Trend Position10

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
6.1 min walk
Upminster

Nearby stations

Upminster Bridge Underground StationDistrict
6 min walk
Upminster Rail StationLiberty · c2c
9 min walk
UpminsterNational Rail
9 min walk
Upminster Underground StationDistrict
9 min walk
Hornchurch Underground StationDistrict
20 min walk
No bus stops within 400m

27

Walkability score

27

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)120
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
Upmnster Windmill Carpark20 spaces· yes
207m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
437m
🅿️
Hoppy Hall100 spaces· yes
485m
🅿️
Costcutter Car Park
587m
🅿️
Waitrose customer car park· Free, customer only
765m

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: 22.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.2 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

51 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 1.8 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

22

Parks (1km)

24

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Windmill (350 m)

Nearest supermarketM&S Simply Food · 588 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

600m

Post office

Nearby shops

WHSmith666 m

Nearby cafes

Upminster Cafe495 m
Costa504 m
The Tea Cosy512 m
Caffe Gelato517 m

Nearby restaurants

Zaitun360 m
Evo361 m
Chicky Lovers377 m
George's Fish Bar378 m

Nearby pubs

The Windmill350 m
Bar 3 Zero468 m
The Crumpled Horn493 m
BrewDog541 m
Food hygiene (5-star)59% of 64

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

44

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score11/100
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

47.1

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,431m
Crossrail 2 route21,200m

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%
Price vs London-37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
33%
Borough approval rate
44%
Historic landfill (400m)
1
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)
11
Largest scheme
31 homes · 2-4, 2-4, ST MARY'S LANE, RM14 3PA
Pipeline pressure
NONE

Named schemes (500m)

2-4, 2-4, ST MARY'S LANE, RM14 3PA31 homes
completed
Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH22 homes
completed
The Convent Sacred Heart of Mary/64, The Convent Sacred Heart of Mary/64, St Marys Lane, Upminster, RM14 2QR9 homes
completed
166, 166, Upminster Road, Upminster, RM14 2RB9 homes
completed
1, 1, St Marys Lane, Upminster, RM14 2QU8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£325,000)

£3,750

Standard buyer

£0

First-time buyer

Save £3,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM14 2QS

Full postcodeRM14 2QS
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.556145
Longitude0.242082
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