Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59382, 0.22563

RM3 0ED— Harold Wood, Havering

Location and area intelligence for RM3 0ED, Harold Wood, Havering

Under-the-radar value

 

Schools 100%Safety 86/100Transport 40/100Yield 5.94%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
86
Schools
95
Transport
40
Environment
60
Investment
60

The bottom line

RM3 0ED offers exceptional schools (100% Good/Outstanding) and low crime at £262,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-49.5% vs London avg
vs London income-14.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for RM3 0ED

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

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“Under-the-radar value”

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How RM3 0ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Broadford Primary School

Good · Inspected Nov 2023 · 11 min walk

KS2: 102.8

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 12 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 179 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.5 incidents per 1,000 residents

Better than 75% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Robbery4%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 528m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

£262,500

Median sale price

Bottom 25% — 50% below London median

£262,500 is 50% below the London median (£520,000)

-6.8%

This year

Flat

Dominant type

Price history

5-year change
+11.8%
Sales (24 months)8
New build0.0%
Avg flat£262,500
Price per m²£3,912/m²
Price per ft²£363/ft²
Avg floor area67 m²

EPC breakdown

C
19%
D
38%
E
4%
F
2%
G
2%

Based on 65 properties · Confidence: high

Street mix

Semi 6%Terraced 5%Detached 3%Flat 86%

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£625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,500

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

7.3×

Price-to-income

£1,313/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.2%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-42.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 60 sales

Property Type Mix

Total: 60 sales

Detached3.3%
Semi-detached6.7%
Terraced5%
Flat/maisonette85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£75k+35.1%3
Post-dot-com plateau2001–2004£83k£136k+63.6%2.2
Pre-crash peak2005–2007£147k£158k+7.1%2.3
GFC & correction2008–2011£167k£129k-22.8%2.5
Help-to-Buy recovery2013–2016£147k£239k+62.2%2.5
Brexit uncertainty2018–2018£455k£455k+0%3
Pandemic surge2020–2021£255k£235k-7.9%2.5
Current market2024–2026£203k£240k+18.2%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
5.8%
District
5.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Harold Wood Rail StationElizabeth line line
6.4 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
7 min walk
Harold WoodNational Rail
7 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
24 min walk
Emerson Park Rail StationLiberty
35 min walk
Romford Rail StationElizabeth line · Liberty
45 min walk
No bus stops within 400m

23

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria76 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City66 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park341m
Santander docks (800m)0
Nearest cycle dock16.3 km

Nearby car parks

🅿️
Harold Wood Station
616m

Connectivity

Broadband and mobile coverage

19%

Full fibre

19%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed111 Mbps
Median download22 Mbps
Superfast coverage19%
All operators 5G67%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.4 km

Energy

Solar: 865 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

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 yield865.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

1 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King Harold (659 m)

Nearest supermarketCo-op Food · 539 m
3 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)

572m

Post office

Nearby shops

Nisa Local505 m
Bargain Booze537 m
Select Convenience540 m
Williams Bakery606 m

Nearby cafes

Pulp Kitchen551 m
Station Cafe594 m
Cafe on the corner708 m
Cafe 1081.2 km

Nearby restaurants

Greggs490 m
Bamboo Garden554 m
The Frying Pan614 m
McDonald's626 m

Nearby pubs

The King Harold659 m
The Morris Dancer683 m
The Ardleigh1.1 km

Nearby gyms

Greenwood Boxing and Fitness1.1 km
Food hygiene (5-star)68% of 25

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

126 TO 136 (EVEN) SACKVILLE CRESCENT RTM COMPANY LIMITED
150-160 (EVEN) SACKVILLE CRESCENT RTM COMPANY LIMITED
NONNY INVESTMENT LTD
STAR NAP LTD
VK PROPERTY PORTFOLIO LTD

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

69

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,911m
Crossrail 2 route19,761m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,174 nationally

2,001

Est. population

6,496/km²

61%

Employed

36%

Degree educated

£36,100

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

19%
21%
20%
18%
21%
Under 1819%
18–3421%
35–4920%
50–6418%
65+21%

Tenure

39%
35%
19%
Own outright39%
Own (mortgage)35%
Private rent19%
Social rent7%
Shared ownership0%

Ethnicity

66%
White British67%
White Other10%
Asian12%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household20%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London-14.0%
Price vs London-49.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
50%
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
810 homes · Former Harold Wood Hospital, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 OBE
Pipeline pressure
NONE

Named schemes (500m)

Former Harold Wood Hospital, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 OBE810 homes
completed
Harold Wood Hospital, phase 3a, Harold Wood Hospital, phase 3a, Gubbins Lane, Harold Wood, RM3 0BE144 homes
completed
Harold Wood Hospital, Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 0BE109 homes
completed
Former Harold Wood Hospital, phase 5, Former Harold Wood Hospital, phase 5, Gubbins Lane, Harold Wood, RM3 0BE105 homes
completed
LAND TO THE EAST OF, LAND TO THE EAST OF, SPILSBY ROAD, RM397 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

Stamp Duty & Affordability Calculator

Stamp duty on median price (£262,500)

£625

Standard buyer

£0

First-time buyer

Save £625

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 RM3 0ED

Full postcodeRM3 0ED
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.593815
Longitude0.225629
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