Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59617, 0.23494

RM3 0SS— Harold Wood, Havering

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

The family fortress

 

Schools 100%Safety 86/100Transport 47/100Low yield 2.55%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
86
Schools
95
Transport
47
Environment
88
Investment
42

The bottom line

RM3 0SS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £612,500 median — 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 0SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+17.8% vs London avg
vs London income-14.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for RM3 0SS

🛡️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 0SS 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 · 6 min walk

KS2: 105.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 14 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 186 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.5 incidents per 1,000 residents

Better than 75% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Robbery4%
Drug offences1%
Theft1%

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 · 827m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£612,500

Median sale price

Above London median by 18%

£612,500 is 18% above the London median (£520,000)

+25.7%

This year

Flat

Dominant type

Price history

5-year change
+89.9%
Sales (24 months)6
New build0.0%
Avg detached£746,250
Avg semi-detached£612,500
Avg flat£292,500
Price per m²£7,666/m²
Price per ft²£712/ft²
Avg floor area81.7 m²

EPC breakdown

C
17%
D
25%
E
4%
F
1%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 18%Detached 22%Flat 60%

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

Stamp duty

Standard buyer£18,125
First-time buyerFTB
£9,375
Additional propertyBTL/2nd
£36,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.0×

Price-to-income

£3,064/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£204,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8%

Total change

+903%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.6%

per year

Acceleration

-2.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 80 sales

Property Type Mix

Total: 80 sales

Detached23.8%
Semi-detached18.8%
Flat/maisonette57.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£275k+281.9%2.4
Post-dot-com plateau2001–2004£175k£199k+13.7%5.5
Pre-crash peak2005–2007£159k£177k+11.3%3
GFC & correction2008–2012£208k£163k-21.7%3.2
Help-to-Buy recovery2013–2016£291k£238k-18.3%1.5
Brexit uncertainty2017–2019£272k£585k+115.1%2
Pandemic surge2020–2021£270k£323k+19.4%1.5
Rate-rise correction2022–2023£540k£450k-16.7%1.5
Current market2025–2026£575k£723k+25.7%3

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Weakest performer

Detached

-4.1% alpha

Semi-detached+1.1% α
Local
7.7%
District
6.6%
Flat/maisonette-1.6% α
Local
3.8%
District
5.4%
Detached-4.1% α
Local
9.3%
District
13.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Harold Wood StationElizabeth line line
3.9 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold WoodNational Rail
5 min walk
Harold Wood Rail StationElizabeth line
5 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
32 min walk
Emerson Park Rail StationLiberty
40 min walk
Upminster Bridge Underground StationDistrict
52 min walk
No bus stops within 400m

40

Walkability score

57

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park298m
Santander docks (800m)0
Nearest cycle dock17.0 km

Nearby car parks

🅿️
Harold Wood Station
298m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.6 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

THE GREEN WOOD PRACTICE

89 GUBBINS LANE, HAROLD WOOD, RM3 0DR

2 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 305 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)

288m

Post office

Nearby shops

Williams Bakery264 m
Nisa Local338 m
Select Convenience444 m
Bargain Booze447 m

Nearby cafes

Station Cafe271 m
Pulp Kitchen435 m
Cafe 901.1 km

Nearby restaurants

Bombay Palace250 m
The Frying Pan259 m
Bamboo Garden300 m
The Good Year986 m

Nearby pubs

The King Harold231 m
The Morris Dancer464 m
The Saxon King848 m
Shepherd and Dog858 m

Nearby gyms

Teenage Area952 m

Nearby pharmacies

Boots986 m
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

AMARAKOON PROPERTY LIMITED
AVENUE ROAD MANAGEMENT COMPANY (HAROLD WOOD) LIMITED
DIAMOND IN THE SKY LONDON LTD
DIAMOND IN THE SKY LTD
HAROLD WOOD PROPERTY LTD

+4 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.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score46/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

77

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,572m
Crossrail 2 route20,415m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,174 nationally

2,001

Est. population

6,496/km²

61%

Employed

36%

Degree educated

£36,100

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

19%
21%
20%
18%
21%
Under 1819%
18–3421%
35–4920%
50–6418%
65+21%

Tenure

39%
35%
19%
Own outright39%
Own (mortgage)35%
Private rent19%
Social rent7%
Shared ownership0%

Ethnicity

66%
White British67%
White Other10%
Asian12%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household20%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London-14.0%
Price vs London+17.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
2
Planning apps (3 years)
6
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)

LAND OPPOSITE, 5-27, LAND OPPOSITE, 5-27, ST NEOTS ROAD, BARNSLEY ROAD (2-20), RM342 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
Beehive Court, Beehive Court, Gubbins Lane, Romford, RM3 0RS11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£612,500)

£18,125

Standard buyer

£9,375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM3 0SS

Full postcodeRM3 0SS
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.596165
Longitude0.234941
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