Upminster · Havering · Hornchurch and Upminster constituency · 51.56010, 0.26755

RM14 3YR— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 28/100

Best for: Owner-occupiers

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

Liveability
44
Safety
10
Schools
95
Transport
28
Environment
63
Investment
53

The bottom line

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

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM14 3YR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: GoodInvestment 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 3YR

🛡️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 3YR 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 · 8 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 · 169 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 · 3.3km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area112.2 m²

EPC breakdown

D
6%
E
3%

Based on 9 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

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£280,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2022 · CAGR

+4.6%

Total change

+148%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

+42.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£250k£248k-0.8%1
Pre-crash peak2005–2005£400k£400k+0%1
Help-to-Buy recovery2015–2016£470k£740k+57.4%1
Pandemic surge2020–2021£730k£535k-26.7%1
Rate-rise correction2022–2022£620k£620k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
13.6 min walk
Upminster

Nearby stations

UpminsterNational Rail
15 min walk
Upminster Underground StationDistrict
15 min walk
Upminster Rail StationLiberty · c2c
15 min walk
Upminster Bridge Underground StationDistrict
28 min walk
Emerson Park Rail StationLiberty
43 min walk
No bus stops within 400m

22

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria74 min ↑
Waterloo67 min ↑
Canary Wharf ★52 min
City59 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 park132m
Santander docks (800m)0
Nearest cycle dock18.5 km

Nearby car parks

🅿️
Front Lane· yes
132m

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
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 24.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 87% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 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 · 3.6 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

17

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 1.2 km
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

204m

Post office

Nearby cafes

Cafe in Cranham168 m
Urban & Bean Cafe185 m
Preston's227 m
Village Pantry290 m

Nearby restaurants

Spice of India161 m
Prosperity192 m
Seaworld222 m
Brooklyn's eatout228 m

Nearby pubs

The Plough242 m
Jobbers Rest456 m
Thatched House660 m
The Golden Crane981 m
Food hygiene (5-star)57% 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

53

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

37.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,190m
Crossrail 2 route22,877m

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)
9
Planning apps (3 years)
8
Local approval rate
56%
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
Judith Anne Court, Judith Anne Court, Westbury Terrace, Upminster, RM14 3ND6 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
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 3YR

Full postcodeRM14 3YR
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.560098
Longitude0.267554
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