Upminster · Havering · Hornchurch and Upminster constituency · 51.55134, 0.25551

RM14 3BA— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 88/100Transport 39/100

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
88
Schools
90
Transport
39
Environment
63
Investment
52

The bottom line

RM14 3BA 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 3BA

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 3BA

🛡️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 3BA 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 · 8 min walk

KS2: 109.2

★★

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 · 153 min walk

3 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornchurch Fire Station · 2.8km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area122.8 m²

EPC breakdown

D
9%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Semi 66%Terraced 11%Detached 24%

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 yield868 kWh/kWp/yr
Rebuild cost estimate£307,000
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, 250 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

1995–2024 · CAGR

+6.1%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-38.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 38 sales

Property Type Mix

Total: 38 sales

Detached23.7%
Semi-detached65.8%
Terraced10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£119k£206k+72.6%1.4
Post-dot-com plateau2001–2004£278k£400k+44.1%1.3
Pre-crash peak2005–2007£385k£538k+39.6%2.3
GFC & correction2008–2012£320k£565k+76.6%1.8
Help-to-Buy recovery2013–2015£415k£650k+56.6%1
Brexit uncertainty2017–2018£595k£730k+22.7%2
Pandemic surge2020–2020£558k£558k+0%1
Rate-rise correction2022–2022£725k£725k+0%3
Current market2024–2024£660k£660k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.2%
District
8.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
10.5 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
20 min walk
Hornchurch Underground StationDistrict
32 min walk
No bus stops within 400m

17

Walkability score

8

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 park569m
Santander docks (800m)0
Nearest cycle dock17.6 km

Nearby car parks

🅿️
Waitrose customer car park· Free, customer only
569m
🅿️
Hoppy Hall100 spaces· yes
660m
🅿️
Costcutter Car Park
734m

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 AONB2% green spaceTree canopy: 10%
Less green space than 90% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.2 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

3

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Upminster TapRoom (587 m)

Nearest supermarketM&S Simply Food · 872 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)

761m

Post office

Nearby shops

WHSmith914 m

Nearby cafes

The Tea Cosy565 m
Caffe Gelato570 m
Abigails Café624 m
Upminster Cafe627 m

Nearby restaurants

Ginger Lounge559 m
Bistro 101566 m
S & S Charcoal Grill570 m
Domino's572 m

Nearby pubs

Upminster TapRoom587 m
The Crumpled Horn593 m
Bar 3 Zero616 m
BrewDog727 m

Nearby gyms

Cranston Park Lawn Tennis Club509 m

Nearby health

Upminster Medical Centre590 m
Food hygiene (5-star)61% of 38

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

52

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 score21/100
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

50

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,998m
Crossrail 2 route22,211m

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)
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
52, 52, Springfield Gardens, Upminster, RM14 3ER1 homes
completed
70, 70, Argyle Gardens, Upminster, RM14 3EX1 homes
completed
47, 47, Sunnyside Gardens, Romford, RM14 3DT1 homes
completed
Land rear of, 93-101, Land rear of, 93-101, Coniston Avenue, 105-123 Cranston Park Avenue, RM141 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 3BA

Full postcodeRM14 3BA
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.551338
Longitude0.255506
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