Upminster · Havering · Hornchurch and Upminster constituency · 51.55670, 0.30935

RM14 3PH— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 20/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
38
Safety
10
Schools
95
Transport
20
Environment
92
Investment
26

The bottom line

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

The catch: 53 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM14 3PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: FairInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for RM14 3PH

🛡️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🌿 Green Lung⚠️ Very high crime

“The practical family move”

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How RM14 3PH 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 · 33 min walk

KS2: 103.4

★★★

Secondary

Hall Mead School

Outstanding · Inspected Sept 2023 · 43 min walk

P8: +0.36A8: 51.0

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 197 min walk

0 primaries · 0 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: Fire Station 50 Grays · 7.4km

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£7,023/m²
Price per ft²£652/ft²
Avg floor area191.8 m²

EPC breakdown

C
1%
D
2%
E
2%
F
1%
G
2%

Based on 8 properties · Confidence: low

Street mix

Semi 57%Terraced 7%Detached 29%Other 7%

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£479,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fueloil (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+5.8%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

+152.0%

per year

Acceleration

+210.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached30.8%
Semi-detached61.5%
Terraced7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£310k£160k-48.4%1
Post-dot-com plateau2001–2001£73k£73k+0%3
Pre-crash peak2006–2006£310k£310k+0%2
GFC & correction2012–2012£313k£313k+0%1
Help-to-Buy recovery2014–2014£332k£332k+0%2
Brexit uncertainty2017–2017£1.20m£1.20m+0%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2024£1.26m£1.26m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.8%
District
8.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Horndon

Nearby stations

West HorndonNational Rail
31 min walk
Upminster Rail Stationc2c · Liberty
51 min walk
Upminster Underground StationDistrict
51 min walk
Upminster Bridge Underground StationDistrict
64 min walk
Hornchurch Underground StationDistrict
78 min walk
No bus stops within 400m

0

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria76 min ↑
Waterloo69 min ↑
Canary Wharf ★53 min
City60 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park739m
Santander docks (800m)0
Nearest cycle dock21.3 km

Nearby car parks

🅿️
Monks Farm
739m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 26.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Thorndon Park SSSI — 4.6 km

Energy

Solar: 868 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

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

82 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalHartswood Hospital · 5.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

8

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketOckendon Food & Wine · 3.9 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

3.8km

Post office

Food hygiene (5-star)100% of 1

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

26

Investment score

Weak

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

Low gross yield (1.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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

39.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,624m
Crossrail 2 route25,800m

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
Listed buildings (800m)
1
Borough approval rate
44%
Historic landfill (400m)
1
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
2 homes · Bodiam Farm Kennels, St Mary's Lane, North Ockendon, Upminster, RM14 3PB
Pipeline pressure
NONE

Named schemes (500m)

Bury Farm, Bury Farm, St Marys Lane, Upminster, RM14 3PH1 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 3PH

Full postcodeRM14 3PH
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.556702
Longitude0.309352
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