Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58723, 0.22586

RM3 0LJ— Harold Wood, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 23/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
87
Schools
100
Transport
23
Environment
59
Investment
37

The bottom line

RM3 0LJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM3 0LJ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM3 0LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Infant School

Outstanding · Inspected Mar 2024 · 6 min walk

KS2: 107.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 5 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 171 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences50%
Other29%
Vehicle crime12%
Anti-social behaviour10%
Drug offences0%
Theft0%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.3km

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM3 district median

£410,000

Based on 191 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£3,766/m²
Price per ft²£350/ft²
Avg floor area86.7 m²

EPC breakdown

D
9%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Detached 16%Flat 71%Other 13%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.7%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

-43.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 25 sales

Property Type Mix

Total: 25 sales

Detached20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£69k£67k-2.9%1
Post-dot-com plateau2002–2002£100k£100k+0%1
Pre-crash peak2006–2007£173k£178k+3.2%2
GFC & correction2009–2012£140k£408k+191.1%1
Help-to-Buy recovery2013–2015£178k£248k+39.6%1.3
Brexit uncertainty2017–2018£300k£285k-5%1.5
Pandemic surge2020–2020£310k£310k+0%1
Rate-rise correction2022–2023£200k£320k+60%1
Current market2024–2024£373k£373k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
4.4%
District
3.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
9.6 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
10 min walk
Harold WoodNational Rail
10 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
19 min walk
Emerson Park Rail StationLiberty
26 min walk
Romford Rail StationElizabeth line · Liberty
41 min walk
No bus stops within 400m

22

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria80 min ↑
Waterloo74 min ↑
Canary Wharf ★62 min
City62 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock16.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G67%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 88% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.6 km

Energy

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

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 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

8 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (460 m)

Nearest supermarketCo-op Food · 880 m
4 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)

907m

Post office

Nearby shops

Bargain Booze753 m
Select Convenience757 m
Nisa Local843 m
Williams Bakery941 m

Nearby cafes

Cafe 108506 m
Cosy Cafe524 m
Pulp Kitchen771 m
Station Cafe930 m

Nearby restaurants

McDonald's479 m
Masterchef499 m
Poseidon's Fish Bar533 m
Pizza Hut Delivery536 m

Nearby pubs

The Ardleigh460 m

Nearby gyms

Greenwood Boxing and Fitness514 m
Teenage Area714 m
David Lloyd Clubs805 m
Food hygiene (5-star)60% of 25

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

FAITH GLOBALLINKS VENTURES LIMITED
FUNKY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,453m
Crossrail 2 route19,768m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,257 nationally

1,488

Est. population

3,516/km²

62%

Employed

34%

Degree educated

£40,200

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

25%
19%
20%
19%
17%
Under 1825%
18–3419%
35–4920%
50–6419%
65+17%

Tenure

36%
46%
Own outright36%
Own (mortgage)46%
Private rent10%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

66%
14%
White British66%
White Other6%
Asian14%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household14%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
0%
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)
11
Largest scheme
810 homes · Former Harold Wood Hospital, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 OBE
Pipeline pressure
NONE

Named schemes (500m)

Harold Wood Hospital, phase 3a, Harold Wood Hospital, phase 3a, Gubbins Lane, Harold Wood, RM3 0BE144 homes
completed
LAND AT HAROLD WOOD HOSPITAL, ADJACENT, LAND AT HAROLD WOOD HOSPITAL, ADJACENT, LISTER AVENUE, RM3 0BE86 homes
completed
Fomer Bridge Service Station Site, Fomer Bridge Service Station Site, Southend Arterial Road, Hornchurch, RM11 2SS41 homes
completed
PART OF HAROLD WOOD HOSPITAL SITE, OFF, PART OF HAROLD WOOD HOSPITAL SITE, OFF, EWAN ROAD, RM3 OWW27 homes
completed
51-53, 51-53, Squirrels Heath Road, Romford, RM3 0LS16 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

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Key facts for RM3 0LJ

Full postcodeRM3 0LJ
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.587228
Longitude0.225856
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
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Transport
for London
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Agency
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