Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59319, 0.23521

RM3 0QS— Harold Wood, Havering

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

 

Schools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 3 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
50
Environment
88
Investment
42

The bottom line

RM3 0QS 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 catches: high noise levels nearby and 52 min to canary wharf — above average for this zone.

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Location

RM3 0QS

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 0QS

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

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How RM3 0QS 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 · 10 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 183 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 · 993m

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£2,920/m²
Price per ft²£271/ft²
Avg floor area80.2 m²

EPC breakdown

C
8%
D
16%
E
6%

Based on 30 properties · Confidence: high

Street mix

Semi 19%Terraced 6%Detached 8%Flat 65%Other 2%

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£200,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+2.7%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

-68.0%

per year

Acceleration

-202.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 41 sales

Property Type Mix

Total: 41 sales

Detached9.8%
Semi-detached22%
Terraced4.9%
Flat/maisonette63.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£110k£80k-27.3%1
Post-dot-com plateau2001–2004£120k£123k+2.3%3
Pre-crash peak2005–2007£163k£165k+1.5%2.3
GFC & correction2010–2011£123k£277k+125.7%2
Help-to-Buy recovery2014–2016£138k£170k+23.6%2.3
Brexit uncertainty2017–2019£225k£431k+91.3%1
Pandemic surge2020–2021£463k£320k-30.8%1
Rate-rise correction2022–2022£750k£750k+0%1
Current market2025–2025£240k£240k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
4.6%
District
4.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Harold Wood StationElizabeth line line
1.2 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
30 min walk
Emerson Park Rail StationLiberty
37 min walk
Upminster Bridge Underground StationDistrict
48 min walk
No bus stops within 400m

44

Walkability score

66

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Harold Wood Station
61m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.3 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

CHOWDHURY

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

2 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 134 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

106m

Post office

Nearby shops

Williams Bakery91 m
Nisa Local163 m
Select Convenience177 m
Bargain Booze181 m

Nearby cafes

Station Cafe95 m
Pulp Kitchen162 m

Nearby restaurants

Bombay Palace89 m
The Frying Pan89 m
Bamboo Garden119 m

Nearby pubs

The King Harold100 m
Shepherd and Dog694 m
The Morris Dancer749 m
The Saxon King1.2 km

Nearby gyms

Teenage Area621 m
Food hygiene (5-star)70% of 27

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

DRIPMART LTD
GRANDLINE RAIL SERVICES LIMITED
HOLO MAINTENANCE LTD
PRIMOVO LTD
T&S LONDON LIMITED

+1 more

Investment

Investment grade, yield and market outlook

42

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 months2

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

17/100

Velocity score

Future outlook

58.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,375m
Crossrail 2 route20,423m

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)
1
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
100%
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)

Phase 2B, Former Harold Wood Hospital, Phase 2B, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, Romford, RM3 0BE136 homes
completed
ALLOTMENT SITE BETWEEN, ALLOTMENT SITE BETWEEN, ETHELBURGA ROAD, ARCHIBALD ROAD, RM333 homes
completed
STEARS LODGE, STEARS LODGE, AVENUE ROAD, RM322 homes
completed
Elite Panelcraft 65, Elite Panelcraft 65, Gubbins Lane, Romford, RM3 0BH16 homes
completed
Old Station Works, 31, Old Station Works, 31, Station Road, Romford, RM3 0BP15 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 0QS

Full postcodeRM3 0QS
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.593192
Longitude0.235214
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