Upminster · Havering · Hornchurch and Upminster constituency · 51.54993, 0.25609

RM14 3AT— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 88/100Transport 36/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
88
Schools
90
Transport
36
Environment
64
Investment
28

The bottom line

RM14 3AT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

RM14 3AT

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-76.0% vs London avg

Deep-dive guides for RM14 3AT

🛡️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 3AT 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 · 10 min walk

KS2: 109.2

★★

Secondary

Gaynes School

Good · Inspected Nov 2022 · 6 min walk

P8: +0.30A8: 48.8

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 · 153 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

15.8 incidents per 1,000 residents

Better than 89% of London
→ Stable

-74% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Vehicle crime23%
Burglary12%
Anti-social behaviour8%
Theft4%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 3.0km

Crime is 76% below London average

Property

2 Jul

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£5,578/m²
Price per ft²£518/ft²
Avg floor area123.1 m²

EPC breakdown

D
5%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 42%Terraced 21%Detached 37%

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£307,750
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)
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

1997–2025 · CAGR

+5.3%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.6%

per year

Acceleration

-33.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Detached36.8%
Semi-detached42.1%
Terraced21.1%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£160k£193k+21%1
Post-dot-com plateau2001–2003£290k£479k+65%1.7
Pre-crash peak2005–2007£382k£595k+56%2
Pandemic surge2021–2021£798k£798k+0%2
Current market2024–2025£885k£685k-22.6%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

15

Walkability score

28

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)100
Nearest car park666m
Santander docks (800m)0
Nearest cycle dock17.6 km

Nearby car parks

🅿️
Waitrose customer car park· Free, customer only
730m
🅿️
Hoppy Hall100 spaces· yes
747m

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: 23.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 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

62 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar 3 Zero (725 m)

No restaurants within 800m — nearest: Ginger Lounge (649 m)

Nearest supermarketM&S Simply Food · 1.0 km
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

917m

Post office

Nearby shops

WHSmith1.1 km

Nearby cafes

Caffe Gelato677 m
The Tea Room677 m
The Tea Cosy681 m
Upminster Cafe770 m

Nearby restaurants

Ginger Lounge649 m
Bistro 101672 m
S & S Charcoal Grill688 m
Domino's693 m

Nearby pubs

Bar 3 Zero725 m
The Crumpled Horn728 m
Upminster TapRoom745 m
Huntsman & Hounds857 m

Nearby gyms

Cranston Park Lawn Tennis Club449 m

Nearby health

Upminster Medical Centre751 m
Food hygiene (5-star)83% of 6

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

28

Investment score

Weak

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,963m
Crossrail 2 route22,280m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,640 nationally

1,649

Est. population

4,183/km²

58%

Employed

35%

Degree educated

£44,100

Median income

2.2%

Claimant rate

Inner cityMedium densityOwner occupiers / families

66

Community stability

Age profile

22%
14%
19%
21%
24%
Under 1822%
18–3414%
35–4919%
50–6421%
65+24%

Tenure

51%
43%
Own outright51%
Own (mortgage)43%
Private rent4%
Social rent1%
Shared ownership1%

Ethnicity

89%
White British89%
White Other3%
Asian4%
Black1%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine11%
No car household8%
Unemployed1%
No qualifications13%

Housing tenure (Census 2021)

Private rent4%
Social rent1%

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)
2
Planning apps (3 years)
12
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)
2
Largest scheme
9 homes · 240-242, 240-242, St Mary's Lane, Upminster, RM14 3DH
Pipeline pressure
NONE

Named schemes (500m)

52, 52, Springfield Gardens, Upminster, RM14 3ER1 homes
completed
Land rear of, 93-101, Land rear of, 93-101, Coniston Avenue, 105-123 Cranston Park Avenue, RM141 homes
completed
75, 75, Sunnyside Gardens, Upminster, RM14 3DP1 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 3AT

Full postcodeRM14 3AT
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.549933
Longitude0.256085
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