Upminster · Havering · Hornchurch and Upminster constituency · 51.55132, 0.25236

RM14 3AY— Upminster, Havering

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

The practical family move

 

Top 13% LondonSchools 100%Safety 88/100Transport 39/100~2% yield · indicativeOnly 1 sales — thin data

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
65
Investment
27

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM14 3AY 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 3AY meets your needs.

Location

RM14 3AY

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 3AY

🛡️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 3AY with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How RM14 3AY 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 · 7 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 min walk

3 primaries · 3 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 · 2.7km

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£7,198/m²
Price per ft²£669/ft²
Avg floor area111.4 m²

EPC breakdown

D
7%
E
3%
F
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 69%Detached 31%

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£278,500
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, 300 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

+6%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-5.24

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Detached30.8%
Semi-detached69.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£165k£206k+24.8%1
Post-dot-com plateau2001–2004£315k£395k+25.4%1.3
Pre-crash peak2006–2007£420k£420k+0%1
GFC & correction2008–2012£443k£485k+9.6%1.8
Help-to-Buy recovery2015–2016£588k£678k+15.3%1.5
Brexit uncertainty2017–2018£547k£710k+29.7%1
Pandemic surge2021–2021£610k£610k+0%1
Rate-rise correction2022–2023£775k£825k+6.5%1
Current market2025–2025£835k£835k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6%
District
6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Upminsterc2c line
9.9 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
18 min walk
Hornchurch Underground StationDistrict
29 min walk
No bus stops within 400m

25

Walkability score

4

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)120
Nearest car park450m
Santander docks (800m)0
Nearest cycle dock17.4 km

Nearby car parks

🅿️
Hoppy Hall100 spaces· yes
450m
🅿️
Waitrose customer car park· Free, customer only
549m
🅿️
Costcutter Car Park
659m
🅿️
Gaynes Road Car Park· 20p/2h - £8/12h pay&display
707m
🅿️
Upmnster Windmill Carpark20 spaces· yes
759m

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: 22.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.0 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 · 2.3 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

25

Parks (1km)

34

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar 3 Zero (425 m)

Nearest supermarketM&S Simply Food · 800 m
9 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)

679m

Post office

Nearby shops

WHSmith859 m

Nearby cafes

Caffe Gelato376 m
The Tea Cosy382 m
Upminster Cafe499 m
Abigails Café576 m

Nearby restaurants

Ginger Lounge351 m
Bistro 101371 m
S & S Charcoal Grill391 m
Domino's397 m

Nearby pubs

Bar 3 Zero425 m
The Crumpled Horn444 m
Upminster TapRoom526 m
BrewDog637 m

Nearby gyms

Cranston Park Lawn Tennis Club384 m

Nearby health

Upminster Medical Centre599 m
Food hygiene (5-star)60% of 100

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

27

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 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

60.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,803m
Crossrail 2 route21,997m

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)
8
Planning apps (12 months)
4
Planning apps (3 years)
11
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
18 homes · FORMER BUILDERS YARD AND CAR PARK, 24, FORMER BUILDERS YARD AND CAR PARK, 24, ST LAWRENCE ROAD, RM14
Pipeline pressure
NONE

Named schemes (500m)

67 (former West Lodge), 67 (former West Lodge), Corbets Tey Road, Upminster, RM14 2AJ9 homes
completed
33, 33, Cranston Park Avenue, Upminster, RM14 3UT2 homes
completed
52, 52, Springfield Gardens, Upminster, RM14 3ER1 homes
completed
47, 47, Sunnyside Gardens, Romford, RM14 3DT1 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

Live in RM14 3AY? 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 3AY.
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 3AY

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

No spam. Unsubscribe anytime.

Key facts for RM14 3AY

Full postcodeRM14 3AY
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.551317
Longitude0.252360
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