Upminster · Havering · Hornchurch and Upminster constituency · 51.54379, 0.22995

RM14 2XT— Upminster, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 10/100Transport 14/100

Best for: Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
43
Safety
10
Schools
90
Transport
14
Environment
92
Investment
46

The bottom line

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

The catch: 65 min to canary wharf — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how RM14 2XT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM14 2XT meets your needs.

Location

RM14 2XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM14 2XT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM14 2XT with:

Postcode Personality

🎓 School Smart🌿 Green Lung⚠️ Very high crime

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How RM14 2XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Branfil Primary School

Not yet inspected · 12 min walk

KS2: 105.4

★★

Secondary

Sanders Draper

Good · Inspected Jan 2023 · 16 min walk

P8: -0.27A8: 43.2

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 129 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+733% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other36%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime11%
Drug offences5%
Burglary3%
Robbery2%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.4km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area115.5 m²

EPC breakdown

E
1%
F
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 20%Detached 80%

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£288,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.5%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

+128.8%

per year

Acceleration

+113.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Detached80%
Semi-detached20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£100k£96k-4%1
Post-dot-com plateau2003–2003£285k£285k+0%1
Help-to-Buy recovery2013–2013£330k£330k+0%1
Rate-rise correction2023–2023£755k£755k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hornchurch Underground StationDistrict
17 min walk
Upminster Bridge Underground StationDistrict
21 min walk
Upminster Rail Stationc2c · Liberty
28 min walk
UpminsterNational Rail
28 min walk
Upminster Underground StationDistrict
28 min walk
No bus stops within 400m

2

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria85 min ↑
Waterloo79 min ↑
Canary Wharf ★65 min
City71 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park622m
Santander docks (800m)0
Nearest cycle dock15.7 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: 21.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.2 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): 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

48 min walk

60%

Recommend GP

60%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 934 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

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 (617 m)

Nearest supermarketM&S Simply Food · 2.1 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby pubs

The Optimist Tavern617 m
Food hygiene (5-star)100% of 1

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

46

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 score18/100
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

33.2

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,037m
Crossrail 2 route20,658m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,635 nationally

1,575

Est. population

174/km²

57%

Employed

29%

Degree educated

£44,100

Median income

2.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

62

Community stability

Age profile

18%
14%
18%
23%
26%
Under 1819%
18–3414%
35–4918%
50–6423%
65+26%

Tenure

50%
37%
Own outright51%
Own (mortgage)37%
Private rent10%
Social rent2%
Shared ownership0%

Ethnicity

90%
White British90%
White Other4%
Asian2%
Black1%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household9%
Unemployed1%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent2%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
1
Local approval rate
100%
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
2 homes · Garage site, land south of 100, Garage site, land south of 100, Kempton Avenue, Romford, RM12 6EB
Pipeline pressure
NONE

Named schemes (500m)

Former White House Public House, Former White House Public House, Hacton lane, Upminster, RM14 2YF1 homes
completed
Hacton Park Corner Farm, Hacton Park Corner Farm, Park Farm Road, Upminster, RM14 2XU1 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

Live in RM14 2XT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM14 2XT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM14 2XT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM14 2XT

Full postcodeRM14 2XT
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.543787
Longitude0.229951
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