Upminster · Havering · Hornchurch and Upminster constituency · 51.55848, 0.26476

RM14 3YP— Upminster, Havering

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

The hidden gem

 

Schools 100%Safety 83/100Transport 33/100Low yield 2.31%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
83
Schools
90
Transport
33
Environment
67
Investment
36

The bottom line

RM14 3YP offers exceptional schools (100% Good/Outstanding) and low crime at £675,000 median — 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 3YP

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 avg price+29.8% vs London avg
vs London income+10.7% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for RM14 3YP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The hidden gem”

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How RM14 3YP 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 · 7 min walk

KS2: 103.4

—

Secondary

The Coopers' Company and Coborn School

Not yet inspected · 5 min walk

P8: +0.45A8: 59.8

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 · 166 min walk

1 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-11% vs borough

Crime by type

Other25%
Vehicle crime24%
Anti-social behaviour20%
Violence & sexual offences16%
Robbery5%
Burglary5%
Drug offences3%
Theft2%

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 · 3.1km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£675,000

Median sale price

Above London median by 30%

£675,000 is 30% above the London median (£520,000)

-13.8%

This year

Semi-detached

Dominant type

Price history

5-year change
+23.5%
Sales (24 months)5
New build0.0%
Avg detached£760,000
Avg semi-detached£650,000
Price per m²£5,885/m²
Price per ft²£547/ft²
Avg floor area112.8 m²

EPC breakdown

C
2%
D
4%
E
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 82%Detached 18%

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

Stamp duty

Standard buyer£21,250
First-time buyerFTB
£21,250
Additional propertyBTL/2nd
£41,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.5×

Price-to-income

£3,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£282,000
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, 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

1997–2025 · CAGR

+5.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

-1.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached18.2%
Semi-detached81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£129k£175k+36.2%1
Post-dot-com plateau2001–2004£210k£265k+26.2%1
Pre-crash peak2005–2007£320k£330k+3.2%1.7
GFC & correction2009–2010£323k£433k+33.9%1.5
Help-to-Buy recovery2014–2014£343k£343k+0%1
Brexit uncertainty2017–2018£500k£506k+1.2%1
Rate-rise correction2022–2023£550k£725k+31.8%1
Current market2024–2025£680k£625k-8.1%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
4.3%
District
4.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
11.3 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
12 min walk
Upminster Underground StationDistrict
12 min walk
UpminsterNational Rail
12 min walk
Upminster Bridge Underground StationDistrict
25 min walk
Hornchurch Underground StationDistrict
40 min walk
No bus stops within 400m

19

Walkability score

10

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)490
Nearest car park332m
Santander docks (800m)0
Nearest cycle dock18.3 km

Nearby car parks

🅿️
Front Lane· yes
332m
🅿️
Upminster Station490 spaces· yes
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: 23.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.4 km

Energy

Solar: 868 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 5

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 · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

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 (427 m)

Nearest supermarketM&S Simply Food · 1.0 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)

397m

Post office

Nearby cafes

Cafe in Cranham394 m
Urban & Bean Cafe413 m
Preston's440 m
Village Pantry466 m

Nearby restaurants

Spice of India387 m
Prosperity391 m
Seaworld446 m
Brooklyn's eatout464 m

Nearby pubs

The Plough427 m
Jobbers Rest574 m
The Golden Crane1.2 km

Nearby health

Upminster Medical Centre764 m
Food hygiene (5-star)58% of 24

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

36

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

21/100

Velocity score

Future outlook

58.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,934m
Crossrail 2 route22,711m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,526 nationally

1,639

Est. population

4,168/km²

58%

Employed

34%

Degree educated

£46,500

Median income

1.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
21%
22%
22%
Under 1823%
18–3412%
35–4921%
50–6422%
65+22%

Tenure

45%
37%
15%
Own outright45%
Own (mortgage)37%
Private rent15%
Social rent3%
Shared ownership0%

Ethnicity

81%
White British81%
White Other6%
Asian6%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household16%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent15%
Social rent3%

vs. London

Income vs London+10.7%
Price vs London+29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
80%
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)
4
Largest scheme
10 homes · Cranham Hall Farm, Cranham Hall Farm, The Chase, Upminster, RM14 3YB
Pipeline pressure
NONE

Named schemes (500m)

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
75-81, Front Lane, Havering, Upminster, RM14 1XL4 homes
completed
Former Ruskins Site, Land adjacent, Former Ruskins Site, Land adjacent, St Mary's Lane, Upminster, RM14 3HR3 homes
completed
117a, 117a, Ingrebourne Gardens, RM14 1BJ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£675,000)

£21,250

Standard buyer

£21,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM14 3YP

Full postcodeRM14 3YP
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.558480
Longitude0.264761
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
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