Upminster · Havering · Hornchurch and Upminster constituency · 51.54461, 0.25161

RM14 3YT— Upminster, Havering

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

The practical family move

 

Schools 100%Safety 10/100Transport 24/100Low yield 2.56%

Best for: Owner-occupiers

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

Liveability
42
Safety
10
Schools
90
Transport
24
Environment
69
Investment
31

The bottom line

RM14 3YT offers exceptional schools (100% Good/Outstanding) at £610,000 median — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

RM14 3YT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+17.3% vs London avg
vs London income+5.0% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM14 3YT

🛡️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 high crime

“The practical family move”

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How RM14 3YT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upminster Infant School

Good · Inspected Nov 2023 · 16 min walk

KS2: 109.2

★★

Secondary

Gaynes School

Good · Inspected Nov 2022 · 2 min walk

P8: +0.30A8: 48.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 145 min walk

0 primaries · 1 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

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 +669% above 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.

£610,000

Median sale price

Above London median by 17%

£610,000 is 17% above the London median (£520,000)

-19.1%

This year

Semi-detached

Dominant type

Price history

5-year change
+15.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£692,500
Avg terraced£584,600
Price per m²£5,771/m²
Price per ft²£536/ft²
Avg floor area106.1 m²

EPC breakdown

C
2%
D
21%
E
3%
F
2%

Based on 28 properties · Confidence: medium

Street mix

Semi 58%Terraced 42%

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£18,000
First-time buyerFTB
£9,250
Additional propertyBTL/2nd
£36,300

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

13.8×

Price-to-income

£3,052/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield868 kWh/kWp/yr
Rebuild cost estimate£265,250
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, 150 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

1995–2025 · CAGR

+6.9%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-21.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached58.2%
Terraced41.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£143k+71.7%1.7
Post-dot-com plateau2001–2003£218k£320k+47.1%2
Pre-crash peak2006–2007£275k£392k+42.4%2.5
GFC & correction2008–2012£360k£351k-2.4%2.2
Help-to-Buy recovery2013–2016£382k£600k+57.1%2
Brexit uncertainty2017–2019£530k£510k-3.8%1.7
Pandemic surge2020–2021£507k£530k+4.6%2
Rate-rise correction2022–2023£733k£610k-16.8%1.5
Current market2024–2025£680k£610k-10.3%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.4%
District
7.4%
Terraced+0% α
Local
5.7%
District
5.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
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
Upminsterc2c line
18.8 min walk
Upminster

Nearby stations

Upminster Rail Stationc2c · Liberty
20 min walk
UpminsterNational Rail
20 min walk
Upminster Underground StationDistrict
20 min walk
Upminster Bridge Underground StationDistrict
24 min walk
Hornchurch Underground StationDistrict
31 min walk
No bus stops within 400m

12

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria71 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)45
Nearest car park215m
Santander docks (800m)0
Nearest cycle dock17.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 22.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 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): None recorded

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

68 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt. George's Health & Wellbeing Hub · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Ginger Lounge (916 m)

Nearest supermarketM&S Simply Food · 1.5 km
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby cafes

Tey Cafe178 m
The Tea Room501 m
Caffe Gelato991 m
The Tea Cosy1.0 km

Nearby restaurants

Ginger Lounge916 m
Tasty Bites970 m
The Cod Father975 m
New Beijing979 m

Nearby pubs

Huntsman & Hounds218 m
Bar 3 Zero1.0 km
The Crumpled Horn1.1 km

Nearby gyms

Cranston Park Lawn Tennis Club400 m
Food hygiene (5-star)85% of 13

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

31

Investment score

Weak

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

61.7

Price growth score

C
Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,425m
Crossrail 2 route22,099m

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%
Price vs London+17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
67%
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
2 homes · 26, 26, Foxhall Road, Upminster, RM14 2DD
Pipeline pressure
NONE

Named schemes (500m)

35 OCKENDON ROAD, UPMINSTER, RM14 2DN2 homes
completed
26, 26, Foxhall Road, Upminster, RM14 2DD2 homes
completed
1 and 2 Redcroft Cottages, 1 and 2 Redcroft Cottages, Ockendon Road, Upminster, RM14 2DJ2 homes
completed
22, 22, Foxhall Road, Upminster, RM14 2DD2 homes
completed
33, 33, Cranston Park Avenue, Upminster, RM14 3UT2 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 (£610,000)

£18,000

Standard buyer

£9,250

First-time buyer

Save £8,750

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 3YT

Full postcodeRM14 3YT
Postcode districtRM14
BoroughLondon Borough of Havering
WardUpminster
Latitude51.544614
Longitude0.251611
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