Upminster · Havering · Hornchurch and Upminster constituency · 51.55762, 0.25450

RM14 2XA— Upminster, Havering

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 47/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
83
Schools
90
Transport
47
Environment
63
Investment
31

The bottom line

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

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Location

RM14 2XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for RM14 2XA

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

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“The practical family move”

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How RM14 2XA 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 · 4 min walk

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 5 min walk

P8: +0.45A8: 59.8

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 · 158 min walk

3 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-11% vs borough

Crime by type

Other25%
Vehicle crime24%
Anti-social behaviour20%
Violence & sexual offences16%
Robbery5%
Burglary5%
Drug offences3%
Theft2%

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 · 2.5km

Crime is 17% below London average

Property

12 Jun

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£7,757/m²
Price per ft²£721/ft²
Avg floor area85.4 m²

EPC breakdown

C
2%
D
12%
E
4%

Based on 18 properties · Confidence: medium

Street mix

Semi 53%Terraced 47%

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£213,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8.8%

Total change

+948%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+22.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached53.1%
Terraced46.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£108k+73.5%1.8
Post-dot-com plateau2001–2004£139k£244k+75.5%1.5
Pre-crash peak2005–2007£220k£285k+29.5%1
GFC & correction2008–2012£340k£358k+5.3%1
Help-to-Buy recovery2013–2014£330k£440k+33.3%1.5
Brexit uncertainty2018–2018£512k£512k+0%2
Pandemic surge2020–2021£501k£508k+1.3%1.5
Rate-rise correction2023–2023£520k£520k+0%3
Current market2024–2024£650k£650k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%
Terraced+0% α
Local
5%
District
5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminster Underground StationDistrict line
3.5 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
4 min walk
UpminsterNational Rail
4 min walk
Upminster Underground StationDistrict
4 min walk
Upminster Bridge Underground StationDistrict
16 min walk
Hornchurch Underground StationDistrict
31 min walk
No bus stops within 400m

43

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria62 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)610
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock17.6 km

Nearby car parks

🅿️
Upminster Station490 spaces· yes
106m
🅿️
Waitrose customer car park· Free, customer only
182m
🅿️
Costcutter Car Park
290m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
441m
🅿️
Upmnster Windmill Carpark20 spaces· yes
670m
🅿️
Hoppy Hall100 spaces· yes
798m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 23.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

Nearest SSSI: Hornchurch Cutting SSSI — 1.8 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

11

Parks (1km)

23

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 335 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

319m

Post office

Nearby shops

WHSmith312 m

Nearby cafes

Abigails Café218 m
The Deli Teahouse306 m
Costa306 m
Caffè Nero317 m

Nearby restaurants

Chinese China169 m
Bollywood Spice195 m
Upminster Tandoori222 m
Pizza Hut Delivery232 m

Nearby pubs

Upminster TapRoom269 m
The Junction293 m
BrewDog337 m
The Crumpled Horn520 m

Nearby gyms

Cranston Park Lawn Tennis Club1.1 km

Nearby health

Upminster Medical Centre118 m
Food hygiene (5-star)60% of 91

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

31

Investment score

Weak

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

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

67.4

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,263m
Crossrail 2 route22,023m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,526 nationally

1,639

Est. population

4,168/km²

58%

Employed

34%

Degree educated

£46,500

Median income

1.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
21%
22%
22%
Under 1823%
18–3412%
35–4921%
50–6422%
65+22%

Tenure

45%
37%
15%
Own outright45%
Own (mortgage)37%
Private rent15%
Social rent3%
Shared ownership0%

Ethnicity

81%
White British81%
White Other6%
Asian6%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household16%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent15%
Social rent3%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
2
Planning apps (3 years)
13
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)
10
Largest scheme
38 homes · 6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE
Pipeline pressure
NONE

Named schemes (500m)

6-8, 6-8, HALL LANE, DEYNCOURT GARDENS (2-4), RM14 1AE38 homes
completed
FORMER BUILDERS YARD AND CAR PARK, 24, FORMER BUILDERS YARD AND CAR PARK, 24, ST LAWRENCE ROAD, RM1418 homes
completed
184, 184, St Marys Lane, Upminster, RM14 3BT16 homes
completed
240-242, 240-242, St Mary's Lane, Upminster, RM14 3DH9 homes
completed
2A, 2A, Deyncourt Gardens, Upminster, RM14 1DE9 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 2XA

Full postcodeRM14 2XA
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.557616
Longitude0.254504
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
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TfL
Transport
for London
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Digital
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House
Royal
Mail
Food Standards
Agency
Ofcom
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Office
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