Upminster · Havering · Hornchurch and Upminster constituency · 51.54244, 0.29486

RM14 3PT— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 20/100

Best for: Owner-occupiers

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

Liveability
38
Safety
10
Schools
90
Transport
20
Environment
62
Investment
54

The bottom line

RM14 3PT 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 3PT

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+5.0% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM14 3PT

🛡️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 3PT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The James Oglethorpe Primary School

Good · Inspected Jun 2023 · 28 min walk

KS2: 103.4

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 36 min walk

P8: +0.45A8: 59.8

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 176 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

Other36%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime11%
Drug offences5%
Burglary3%
Robbery2%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station 50 Grays · 6.0km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area134.5 m²

EPC breakdown

B
1%
C
2%
D
4%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 85%Detached 15%

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£336,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (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

1997–2024 · CAGR

+6%

Total change

+378%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

-63.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Detached15.4%
Semi-detached84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£136k£190k+39.7%2
Post-dot-com plateau2004–2004£347k£347k+0%1
Pre-crash peak2005–2005£380k£380k+0%1
GFC & correction2011–2011£345k£345k+0%1
Help-to-Buy recovery2015–2016£481k£265k-44.9%1.5
Pandemic surge2020–2020£508k£508k+0%2
Current market2024–2024£650k£650k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.3%
District
7.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Ockendon

Nearby stations

OckendonNational Rail
29 min walk
Upminster Rail Stationc2c · Liberty
45 min walk
Upminster Underground StationDistrict
45 min walk
Upminster Bridge Underground StationDistrict
56 min walk
Hornchurch Underground StationDistrict
68 min walk
No bus stops within 400m

1

Walkability score

0

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria74 min ↑
Waterloo68 min ↑
Canary Wharf ★54 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock20.2 km

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: 25.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 94% of London

Nearest SSSI: Grays Thurrock Chalk Pit SSSI — 6.4 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

87 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 5.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

9

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketOckendon Food & Wine · 2.2 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Food hygiene (5-star)33% of 3

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

54

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 score18/100
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

33.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,079m
Crossrail 2 route25,082m

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)
4
Planning apps (12 months)
1
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)
14
Largest scheme
14 homes · Ockendon Kennels, Ockendon Road, North Ockendon
Pipeline pressure
NONE

Named schemes (500m)

Ockendon Kennels, Ockendon Road, North Ockendon14 homes
completed
Land adjacent to no. 5 Ockendon Road, Land adjacent to no. 5, North Ockendon, Upminster, RM14 3PT1 homes
completed
The Warren, formerly Rose Lea, The Warren, formerly Rose Lea, Fen Lane, RM14 3PR1 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 3PT

Full postcodeRM14 3PT
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.542436
Longitude0.294856
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