Upminster · Havering · Hornchurch and Upminster constituency · 51.55133, 0.25711

RM14 3AX— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 38/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Lopsided profile — strong schools but weak safety

Liveability
48
Safety
10
Schools
60
Transport
38
Environment
67
Investment
29

The bottom line

RM14 3AX offers exceptional schools (100% Good/Outstanding) — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

RM14 3AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 3AX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime

“The practical family move”

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How RM14 3AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Upminster Junior School

Not yet inspected · 9 min walk

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 7 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 · 155 min walk

3 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.9km

Crime is +669% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,716/m²
Price per ft²£624/ft²
Avg floor area120.3 m²

EPC breakdown

C
4%
D
10%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 74%Terraced 18%Detached 5%Other 3%

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£300,750
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.1%

per year

Acceleration

+56.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 37 sales

Property Type Mix

Total: 37 sales

Detached5.4%
Semi-detached75.7%
Terraced18.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£147k£175k+19%2.5
Post-dot-com plateau2001–2004£238k£285k+19.7%2.2
Pre-crash peak2006–2007£388k£475k+22.6%1.5
GFC & correction2010–2012£450k£370k-17.8%2
Help-to-Buy recovery2013–2014£513k£520k+1.5%1.5
Brexit uncertainty2018–2018£585k£585k+0%1
Pandemic surge2021–2021£838k£838k+0%1
Rate-rise correction2023–2023£947k£947k+0%1
Current market2024–2025£630k£776k+23.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
5.9%
District
5.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

9

Walkability score

9

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 park611m
Santander docks (800m)0
Nearest cycle dock17.7 km

Nearby car parks

🅿️
Waitrose customer car park· Free, customer only
611m
🅿️
Hoppy Hall100 spaces· yes
769m
🅿️
Costcutter Car Park
794m

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: 23.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above 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

60 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.7 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)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Upminster TapRoom (646 m)

Nearest supermarketM&S Simply Food · 928 m
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)

823m

Post office

Nearby shops

WHSmith962 m

Nearby cafes

The Tea Cosy667 m
Caffe Gelato675 m
Abigails Café676 m
Upminster Cafe711 m

Nearby restaurants

Kushoon Bugh647 m
Chinese China664 m
Ginger Lounge668 m
S & S Charcoal Grill670 m

Nearby pubs

Upminster TapRoom646 m
The Crumpled Horn685 m
Bar 3 Zero719 m
BrewDog793 m

Nearby gyms

Cranston Park Lawn Tennis Club593 m

Nearby health

Upminster Medical Centre618 m
Food hygiene (5-star)78% of 9

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

29

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
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

50.9

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,097m
Crossrail 2 route22,320m

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

Inner cityLow 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)
3
Planning apps (12 months)
2
Planning apps (3 years)
11
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
16 homes · 184, 184, St Marys Lane, Upminster, RM14 3BT
Pipeline pressure
NONE

Named schemes (500m)

75, 75, Sunnyside Gardens, Upminster, RM14 3DP1 homes
completed
Land rear of, 93-101, Land rear of, 93-101, Coniston Avenue, 105-123 Cranston Park Avenue, RM141 homes
completed
52, 52, Springfield Gardens, Upminster, RM14 3ER1 homes
completed
70, 70, Argyle Gardens, Upminster, RM14 3EX1 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 3AX

Full postcodeRM14 3AX
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.551334
Longitude0.257107
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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REGISTRY
Environment
Agency
DATA.POLICE.UK
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