Upminster · Havering · Hornchurch and Upminster constituency · 51.55366, 0.26585

RM14 3YB— Upminster, Havering

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

The family fortress

 

Schools 100%Safety 88/100Transport 29/100

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
88
Schools
90
Transport
29
Environment
68
Investment
51

The bottom line

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

The catch: 49 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM14 3YB

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 3YB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM14 3YB 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 · 6 min walk

KS2: 103.4

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 6 min walk

P8: +0.45A8: 59.8

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 163 min walk

1 primaries · 1 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 · 3.4km

Crime is 62% below London average

Property

Prices, sales volume and market trends

Avg floor area296.3 m²

EPC breakdown

C
6%
E
1%
F
3%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Detached 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

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£740,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.25 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,960
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.9%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.2%

per year

Acceleration

+38.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£300k£440k+46.7%1
Post-dot-com plateau2002–2002£489k£489k+0%1
GFC & correction2009–2009£860k£860k+0%1
Help-to-Buy recovery2014–2016£1.10m£1.46m+32.7%2
Rate-rise correction2023–2023£2.50m£2.50m+0%1

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
Upminster Underground StationDistrict line
14.3 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
15 min walk
UpminsterNational Rail
15 min walk
Upminster Underground StationDistrict
15 min walk
Upminster Bridge Underground StationDistrict
27 min walk
Hornchurch Underground StationDistrict
41 min walk
No bus stops within 400m

7

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria72 min ↑
Waterloo65 min ↑
Canary Wharf ★49 min
City56 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 dock18.3 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.7 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): 2

Landslide susceptibility: Medium

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

61 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalSt. George's Health & Wellbeing Hub · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.2 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)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jobbers Rest (672 m)

No restaurants within 800m — nearest: Spice of India (884 m)

Nearest supermarketM&S Simply Food · 1.2 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)

912m

Post office

Nearby cafes

Cafe in Cranham891 m
Urban & Bean Cafe909 m
Preston's947 m
Village Pantry992 m

Nearby restaurants

Spice of India884 m
Prosperity904 m
Seaworld946 m
Brooklyn's eatout955 m

Nearby pubs

Jobbers Rest672 m
The Plough947 m
Food hygiene (5-star)75% of 4

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

51

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 score19/100
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

41.1

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,754m
Crossrail 2 route22,871m

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
Yes
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
0
Largest scheme
10 homes · Cranham Hall Farm, Cranham Hall Farm, The Chase, Upminster, RM14 3YB
Pipeline pressure
NONE

Named schemes (500m)

Cranham Hall Farm, Cranham Hall Farm, The Chase, Upminster, RM14 3YB10 homes
completed
Former Boyd Hall, Former Boyd Hall, St Mary's Lane, Upminster, RM14 3JB9 homes
completed
Judith Anne Court, Judith Anne Court, Westbury Terrace, Upminster, RM14 3ND6 homes
completed
Former Ruskins Site, Land adjacent, Former Ruskins Site, Land adjacent, St Mary's Lane, Upminster, RM14 3HR3 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 3YB

Full postcodeRM14 3YB
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.553656
Longitude0.265848
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