Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59290, 0.23062

RM3 0LP— Harold Wood, Havering

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

 

Schools 100%Safety 74/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
100
Transport
49
Environment
88
Investment
39

The bottom line

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

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

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Location

RM3 0LP

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 0LP

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

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How RM3 0LP 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 · 180 min walk

2 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 · 782m

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,146/m²
Price per ft²£385/ft²
Avg floor area98.9 m²

EPC breakdown

C
10%
D
1%

Based on 11 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£247,250
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingSingle glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2024 · CAGR

+-0.2%

Total change

-1%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

+7.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£415k£415k+0%1
Brexit uncertainty2017–2017£475k£475k+0%7
Rate-rise correction2022–2022£425k£425k+0%1
Current market2024–2024£410k£410k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

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
2.1 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
2 min walk
Harold WoodNational Rail
2 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
26 min walk
Emerson Park Rail StationLiberty
35 min walk
Upminster Bridge Underground StationDistrict
48 min walk
No bus stops within 400m

39

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria69 min ↑
Waterloo64 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park195m
Santander docks (800m)0
Nearest cycle dock16.6 km

Nearby car parks

🅿️
Harold Wood Station
277m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 22.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% 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

THE GREEN WOOD PRACTICE

89 GUBBINS LANE, HAROLD WOOD, RM3 0DR

4 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

86

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 (339 m)

Nearest supermarketCo-op Food · 207 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)

241m

Post office

Nearby shops

Nisa Local167 m
Bargain Booze176 m
Select Convenience179 m
Williams Bakery279 m

Nearby cafes

Pulp Kitchen190 m
Station Cafe267 m

Nearby restaurants

Bamboo Garden222 m
The Frying Pan288 m
Bombay Palace303 m

Nearby pubs

The King Harold339 m
The Morris Dancer702 m

Nearby gyms

Teenage Area700 m
Food hygiene (5-star)73% of 33

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DH CEILINGS (ESSEX) LTD
GEL CONSULTANTS (ESSEX) LLP

Investment

Investment grade, yield and market outlook

39

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 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

4/100

Velocity score

Future outlook

55.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,110m
Crossrail 2 route20,104m

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)
12
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)
1
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
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
Phase 4B, Harold Wood Hospital, Phase 4B, Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 0BE84 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 0LP

Full postcodeRM3 0LP
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.592902
Longitude0.230623
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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HM LAND
REGISTRY
Environment
Agency
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Transport
for London
NHS
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Companies
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