Upminster · Havering · Hornchurch and Upminster constituency · 51.55128, 0.24923

RM14 3AB— Upminster, Havering

Location and area intelligence for RM14 3AB, Upminster, Havering

The practical family move

 

Top 13% LondonSchools 100%Safety 88/100Transport 39/100~2% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
72
Safety
88
Schools
90
Transport
39
Environment
66
Investment
29

The bottom line

RM14 3AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM14 3AB

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-62.0% vs London avg

Deep-dive guides for RM14 3AB

🛡️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 3AB 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 · 6 min walk

★★

Secondary

Gaynes School

Good · Inspected Nov 2022 · 7 min walk

P8: +0.30A8: 48.8

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 · 149 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.9 incidents per 1,000 residents

Better than 83% of London
→ Stable

-59% vs borough

Crime by type

Vehicle crime25%
Other20%
Violence & sexual offences20%
Burglary18%
Anti-social behaviour13%
Drug offences5%
Theft0%
Robbery0%

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 62% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,232/m²
Price per ft²£579/ft²
Avg floor area138.7 m²

EPC breakdown

C
2%
D
3%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 73%Detached 27%

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 yield868 kWh/kWp/yr
Rebuild cost estimate£346,750
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)
RoofAverage thermal transmittance 0.12 W/m²K
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

1997–2025 · CAGR

+4.9%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+53.6%

per year

Acceleration

+65.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Detached26.7%
Semi-detached73.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£220k£175k-20.5%1.3
Post-dot-com plateau2001–2002£210k£260k+23.8%1.5
Pre-crash peak2007–2007£485k£485k+0%1
GFC & correction2010–2010£498k£498k+0%1
Help-to-Buy recovery2015–2015£628k£628k+0%1
Brexit uncertainty2017–2017£550k£550k+0%1
Current market2025–2025£845k£845k+0%4

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.4%
District
6.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upminsterc2c line
10 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
11 min walk
UpminsterNational Rail
11 min walk
Upminster Underground StationDistrict
11 min walk
Upminster Bridge Underground StationDistrict
15 min walk
Hornchurch Underground StationDistrict
26 min walk
No bus stops within 400m

35

Walkability score

10

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)120
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock17.1 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
257m
🅿️
Waitrose customer car park· Free, customer only
613m
🅿️
Upmnster Windmill Carpark20 spaces· yes
639m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
654m
🅿️
Costcutter Car Park
655m

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: 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: 22.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 1.9 km

Energy

Solar: 868 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 yield868.1 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

59 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

34

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 785 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

664m

Post office

Nearby shops

WHSmith859 m

Nearby cafes

Caffe Gelato235 m
The Tea Cosy262 m
Upminster Cafe449 m
The Deli Teahouse578 m

Nearby restaurants

Ginger Lounge172 m
Bistro 101227 m
Tasty Bites231 m
The Cod Father235 m

Nearby pubs

Bar 3 Zero280 m
The Crumpled Horn372 m
Upminster TapRoom552 m
BrewDog618 m

Nearby gyms

Cranston Park Lawn Tennis Club360 m

Nearby health

Upminster Medical Centre682 m
Food hygiene (5-star)59% of 104

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

29

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

63.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,608m
Crossrail 2 route21,785m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,677 nationally

1,607

Est. population

3,224/km²

53%

Employed

32%

Degree educated

£44,100

Median income

1.1%

Claimant rate

Inner cityMedium densityOwner occupiers / families

66

Community stability

Age profile

23%
18%
21%
27%
Under 1823%
18–3410%
35–4918%
50–6422%
65+27%

Tenure

56%
38%
Own outright56%
Own (mortgage)38%
Private rent5%
Social rent1%

Ethnicity

87%
White British87%
White Other6%
Asian4%
Black1%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine11%
No car household10%
Unemployed2%
No qualifications14%

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)
6
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
75%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
22 homes · Former Old Windmill Hall Site, Former Old Windmill Hall Site, St Mary's Lane, Upminster, RM14 2QH
Pipeline pressure
NONE

Named schemes (500m)

67 (former West Lodge), 67 (former West Lodge), Corbets Tey Road, Upminster, RM14 2AJ9 homes
completed
rear of 38, rear of 38, Corbets Tey Road, Upminster, RM14 2AD2 homes
completed
144, 144, Corbets Tey Road, Upminster, RM14 2ED2 homes
completed
33, 33, Cranston Park Avenue, Upminster, RM14 3UT2 homes
completed
81 CORBETS TEY ROAD, UPMINSTER, RM14 2AJ2 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 3AB

Full postcodeRM14 3AB
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.551278
Longitude0.249228
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
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Companies
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Mail
Food Standards
Agency
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