Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59099, 0.24481

RM3 0NJ— Harold Wood, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
95
Transport
31
Environment
88
Investment
46

The bottom line

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

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0NJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for RM3 0NJ

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

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“The family fortress”

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How RM3 0NJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harold Court Primary School

Good · Inspected Nov 2022 · 11 min walk

KS2: 105.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 13 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 185 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-21% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences26%
Other21%
Vehicle crime12%
Burglary7%
Drug offences3%
Theft3%
Robbery0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.7km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area130.6 m²

EPC breakdown

C
2%
D
9%
E
4%
F
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 73%Terraced 5%Detached 23%

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

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£326,500
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 DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+7.7%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.2%

per year

Acceleration

+55.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Detached22.7%
Semi-detached72.7%
Terraced4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£105k£212k+101.9%2
Post-dot-com plateau2002–2002£285k£285k+0%1
Pre-crash peak2005–2007£460k£317k-31.1%1
GFC & correction2008–2011£390k£410k+5.1%1
Help-to-Buy recovery2013–2016£200k£500k+150%1
Brexit uncertainty2017–2019£616k£440k-28.6%1
Pandemic surge2020–2020£623k£623k+0%2
Rate-rise correction2022–2023£521k£725k+39.2%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
6.6%
District
7.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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 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
36 min walk
Emerson Park Rail StationLiberty
38 min walk
Upminster Underground StationDistrict
45 min walk
No bus stops within 400m

12

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria66 min ↑
Waterloo62 min ↑
Canary Wharf ★48 min
City53 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park57m
Santander docks (800m)0
Nearest cycle dock17.5 km

Nearby car parks

🅿️
Harold Wood Station
767m

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: 23.5 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): 6

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

CHOWDHURY

OAK ROAD MEDICAL CENTRE, 8 OAK ROAD, RM3 0PT

10 min walk

91%

Recommend GP

91%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Bombay Palace (774 m)

Nearest supermarketCo-op Food · 842 m
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

813m

Post office

Nearby shops

Williams Bakery789 m

Nearby cafes

Station Cafe797 m

Nearby restaurants

Bombay Palace774 m
The Frying Pan783 m

Nearby pubs

Shepherd and Dog63 m
The King Harold754 m

Nearby gyms

Teenage Area707 m
Food hygiene (5-star)50% of 2

Business

Local businesses registered here

Active businesses
1
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

A

High street health

Registered businesses

SPENTON GLOBAL LIMITED

Investment

Investment grade, yield and market outlook

46

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

39.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,743m
Crossrail 2 route21,083m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,125 nationally

1,540

Est. population

2,788/km²

55%

Employed

30%

Degree educated

£36,100

Median income

3.6%

Claimant rate

SuburbanLow densityOwner occupiers / families

57

Community stability

Age profile

20%
14%
19%
20%
25%
Under 1821%
18–3414%
35–4919%
50–6420%
65+26%

Tenure

42%
34%
13%
Own outright42%
Own (mortgage)34%
Private rent13%
Social rent11%

Ethnicity

81%
White British81%
White Other7%
Asian7%
Black4%
Mixed2%
Other0%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household17%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent13%
Social rent11%

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 (3 years)
1
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)
0
Largest scheme
3 homes · Land adjacent 30, Land adjacent 30, Woodlands Avenue, Romford, RM3 0QX
Pipeline pressure
NONE

Named schemes (500m)

Pages Barn, Pages Barn, Pages Lane, Romford, RM3 0NF2 homes
completed
131, 131, Shepherds Hill, Romford, RM3 0NR1 homes
completed
Site of 66, Site of 66, Shepherds Hill, Romford, RM3 0NJ1 homes
completed
115/119, 115/119, Shepherds Hill, Harold Wood, RM3 0NP1 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 0NJ

Full postcodeRM3 0NJ
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.590995
Longitude0.244808
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