Upminster · Havering · Hornchurch and Upminster constituency · 51.56062, 0.27042

RM14 3LJ— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 24/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
45
Safety
10
Schools
95
Transport
24
Environment
66
Investment
34

The bottom line

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

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM14 3LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.7% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM14 3LJ

🛡️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 3LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The James Oglethorpe Primary School

Good · Inspected Jun 2023 · 6 min walk

KS2: 103.4

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 9 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 172 min walk

1 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

Other33%
Violence & sexual offences31%
Anti-social behaviour13%
Vehicle crime11%
Drug offences6%
Burglary4%
Robbery1%
Theft1%

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 · 3.5km

Crime is +669% above 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£4,237/m²
Price per ft²£394/ft²
Avg floor area121 m²

EPC breakdown

D
6%
F
1%

Based on 7 properties · Confidence: low

Street mix

Semi 100%

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£302,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2025 · CAGR

+5.7%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

-29.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£145k+52.6%1.3
Post-dot-com plateau2003–2003£205k£205k+0%1
GFC & correction2011–2011£242k£242k+0%1
Help-to-Buy recovery2013–2014£340k£328k-3.7%1.5
Brexit uncertainty2018–2018£455k£455k+0%1
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.7%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upminster Underground StationDistrict line
16 min walk
Upminster

Nearby stations

UpminsterNational Rail
17 min walk
Upminster Underground StationDistrict
17 min walk
Upminster Rail StationLiberty · c2c
17 min walk
Upminster Bridge Underground StationDistrict
30 min walk
Emerson Park Rail StationLiberty
45 min walk
No bus stops within 400m

19

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria76 min ↑
Waterloo69 min ↑
Canary Wharf ★54 min
City61 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)

Nearest car park260m
Santander docks (800m)0
Nearest cycle dock18.7 km

Nearby car parks

🅿️
Front Lane· yes
260m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 24.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.8 km

Energy

Solar: 868 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 6

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

54 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (324 m)

Nearest supermarketM&S Simply Food · 1.5 km
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

294m

Post office

Nearby cafes

Cafe in Cranham236 m
Urban & Bean Cafe236 m
Preston's279 m
Village Pantry363 m

Nearby restaurants

Spice of India233 m
Brooklyn's eatout239 m
Seaworld258 m
Prosperity281 m

Nearby pubs

The Plough324 m
Jobbers Rest364 m
Thatched House518 m
The Golden Crane959 m
Food hygiene (5-star)62% of 21

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

34

Investment score

Weak

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

50.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,392m
Crossrail 2 route23,067m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,687 nationally

1,739

Est. population

280/km²

57%

Employed

27%

Degree educated

£35,000

Median income

1.8%

Claimant rate

Inner cityLow densityOwner occupiers / families

62

Community stability

Age profile

22%
14%
19%
20%
25%
Under 1822%
18–3414%
35–4919%
50–6420%
65+25%

Tenure

50%
37%
Own outright50%
Own (mortgage)38%
Private rent10%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

88%
White British88%
White Other4%
Asian3%
Black2%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household13%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent3%

vs. London

Income vs London-16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
6
Largest scheme
9 homes · Former Boyd Hall, Former Boyd Hall, St Mary's Lane, Upminster, RM14 3JB
Pipeline pressure
NONE

Named schemes (500m)

Former Boyd Hall, Former Boyd Hall, St Mary's Lane, Upminster, RM14 3JB9 homes
completed
3A, 3B, 5 & 5A, 3A, 3B, 5 & 5A, Cranham Gardens, Upminster, RM14 1JG6 homes
completed
75-81, Front Lane, Havering, Upminster, RM14 1XL4 homes
completed
41, 41, Lichfield Terrace, Upminster, RM14 3JX2 homes
completed
42 Lichfield Terrace, 42 Lichfield Terrace, St Marys Lane, Upminster, RM14 3JX2 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 3LJ

Full postcodeRM14 3LJ
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.560618
Longitude0.270422
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