Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59257, 0.22947

RM3 0LN— Harold Wood, Havering

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

 

Schools 100%Safety 74/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
74
Schools
100
Transport
44
Environment
60
Investment
40

The bottom line

RM3 0LN 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: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for RM3 0LN

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

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How RM3 0LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harold Wood Primary School

Not yet inspected · 11 min walk

KS2: 102.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 9 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 10 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

104.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+74% vs borough

Crime by type

Other35%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime8%
Robbery6%
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: Harold Hill Fire Station · 765m

Crime is +60% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,703/m²
Price per ft²£437/ft²
Avg floor area99.4 m²

EPC breakdown

B
12%
C
8%

Based on 20 properties · Confidence: medium

Street mix

Terraced 48%Flat 52%

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£248,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.19 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2024 · CAGR

+2.7%

Total change

+24%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+15.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Terraced47.6%
Flat/maisonette52.4%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£378k£378k+0%4
Brexit uncertainty2017–2018£595k£428k-28.2%6.5
Pandemic surge2021–2021£395k£395k+0%1
Rate-rise correction2023–2023£400k£400k+0%1
Current market2024–2024£468k£468k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-11.3% alpha

Flat/maisonette-11.3% α
Local
3.3%
District
14.6%

CAGR over 1yr 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
Below London average
Harold Wood Rail StationElizabeth line line
3.1 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
3 min walk
Harold WoodNational Rail
3 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
25 min walk
Emerson Park Rail StationLiberty
34 min walk
Romford Rail StationElizabeth line · Liberty
47 min walk
No bus stops within 400m

34

Walkability score

53

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock16.5 km

Nearby car parks

🅿️
Harold Wood Station
364m

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 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: 22.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 80% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.2 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

3 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The King Harold (427 m)

Nearest supermarketCo-op Food · 295 m
3 tennis courts3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

329m

Post office

Nearby shops

Bargain Booze246 m
Select Convenience250 m
Nisa Local255 m
Williams Bakery367 m

Nearby cafes

Pulp Kitchen263 m
Station Cafe355 m

Nearby restaurants

Bamboo Garden310 m
The Frying Pan376 m
Bombay Palace391 m
McDonald's747 m

Nearby pubs

The King Harold427 m
The Morris Dancer740 m

Nearby gyms

Teenage Area718 m
Food hygiene (5-star)73% of 33

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

40

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
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score17/100
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

8/100

Velocity score

Future outlook

53

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,025m
Crossrail 2 route20,023m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,403 nationally

1,381

Est. population

11,338/km²

79%

Employed

51%

Degree educated

£36,100

Median income

3.5%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

22%
39%
24%
Under 1822%
18–3439%
35–4924%
50–649%
65+5%

Tenure

52%
27%
Own outright7%
Own (mortgage)52%
Private rent27%
Social rent9%
Shared ownership5%

Ethnicity

52%
13%
18%
White British52%
White Other13%
Asian18%
Black9%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household25%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent27%
Social rent9%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
3
Planning apps (3 years)
13
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)
7
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
Phase 2B, Former Harold Wood Hospital, Phase 2B, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, Romford, RM3 0BE136 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

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 0LN

Full postcodeRM3 0LN
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.592573
Longitude0.229466
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
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Mail
Food Standards
Agency
Ofcom
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