Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58817, 0.23142

RM3 0TT— Harold Wood, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
100
Transport
38
Environment
67
Investment
37

The bottom line

RM3 0TT 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: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0TT

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 0TT

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM3 0TT 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 · 5 min walk

KS2: 102.0

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 2 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 175 min walk

3 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.3km

Crime is 27% below 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£5,632/m²
Price per ft²£523/ft²
Avg floor area106.6 m²

EPC breakdown

C
1%
D
10%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 29%Terraced 8%Detached 63%

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£266,500
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+4.9%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-54.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 24 sales

Property Type Mix

Total: 24 sales

Detached62.5%
Semi-detached29.2%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£180k£180k+0%1
Post-dot-com plateau2001–2004£224k£265k+18.6%1.2
Pre-crash peak2005–2007£210k£312k+48.6%1
GFC & correction2008–2012£290k£357k+23.1%1.4
Help-to-Buy recovery2015–2015£357k£357k+0%1
Brexit uncertainty2017–2019£405k£600k+48.1%1.3
Pandemic surge2020–2020£490k£490k+0%1
Rate-rise correction2022–2022£690k£690k+0%2
Current market2024–2024£597k£597k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.8% alpha

Detached+0.8% α
Local
6%
District
5.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
6.3 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
7 min walk
Harold WoodNational Rail
7 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
24 min walk
Emerson Park Rail StationLiberty
29 min walk
Upminster Bridge Underground StationDistrict
41 min walk
No bus stops within 400m

25

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria80 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City70 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 park128m
Santander docks (800m)0
Nearest cycle dock16.6 km

Nearby car parks

🅿️
Harold Wood Station
630m

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: 22.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 10%
More green space than 84% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.7 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

6 min walk

91%

Recommend GP

91%

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 · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The King Harold (707 m)

Nearest supermarketCo-op Food · 619 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)

634m

Post office

Nearby shops

Bargain Booze475 m
Select Convenience478 m
Nisa Local591 m
Williams Bakery661 m

Nearby cafes

Pulp Kitchen487 m
Station Cafe652 m

Nearby restaurants

Bamboo Garden623 m
The Frying Pan667 m
Bombay Palace678 m

Nearby pubs

The King Harold707 m

Nearby gyms

Teenage Area333 m
Food hygiene (5-star)77% of 30

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

POPPY TRANSPORT LTD

Investment

Investment grade, yield and market outlook

37

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 score18/100
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

52.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,820m
Crossrail 2 route20,153m

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)
1
Planning apps (12 months)
2
Planning apps (3 years)
12
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)
21
Largest scheme
810 homes · Former Harold Wood Hospital, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 OBE
Pipeline pressure
NONE

Named schemes (500m)

51-53, 51-53, Squirrels Heath Road, Romford, RM3 0LS16 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed
Rear of 58-80, Rear of 58-80, Hamilton Drive, Romford, RM3 0UU2 homes
completed
Land to rear of 85, Land to rear of 85, Squirrels Heath Road, Romford, RM3 0LR1 homes
completed
Adjacent to 3, Adjacent to 3, Recreation Avenue, Romford, RM3 0TU1 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 0TT

Full postcodeRM3 0TT
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.588175
Longitude0.231417
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
Met
Office
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