Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58951, 0.22270

RM3 0WL— Harold Wood, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 23/100~4% 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
58
Safety
84
Schools
100
Transport
23
Environment
60
Investment
39

The bottom line

RM3 0WL 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: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0WL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for RM3 0WL

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM3 0WL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Junior School

Outstanding · Inspected Dec 2023 · 7 min walk

KS2: 107.0

★★★

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 172 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.5 incidents per 1,000 residents

Better than 70% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences38%
Other31%
Anti-social behaviour17%
Vehicle crime10%
Burglary2%
Drug offences1%
Theft0%
Robbery0%

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 · 988m

Crime is 38% 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£3,251/m²
Price per ft²£302/ft²
Avg floor area65.7 m²

EPC breakdown

B
1%
C
9%
D
14%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 26%Terraced 16%Detached 14%Flat 43%Other 1%

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£164,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+3%

Total change

+140%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

+43.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 84 sales

Property Type Mix

Total: 84 sales

Detached14.3%
Semi-detached27.4%
Terraced16.7%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£121k+38.3%5.8
Post-dot-com plateau2001–2004£123k£224k+82.9%3
Pre-crash peak2005–2006£215k£169k-21.6%4
GFC & correction2008–2012£224k£150k-33.1%2.3
Help-to-Buy recovery2014–2016£243k£235k-3.3%2.7
Brexit uncertainty2017–2018£248k£400k+61.6%1.5
Pandemic surge2020–2021£336k£269k-20%2
Rate-rise correction2022–2023£470k£398k-15.4%2.5
Current market2024–2025£215k£210k-2.3%1

Price Trajectory by Type

DetachedSemi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Detached

-7.2% alpha

Flat/maisonette+0.2% α
Local
5.5%
District
5.3%
Semi-detached-0.4% α
Local
6.5%
District
6.9%
Terraced-0.7% α
Local
10.1%
District
10.8%
Detached-7.2% α
Local
5.9%
District
13.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

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 Rail StationElizabeth line line
9.7 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
18 min walk
Emerson Park Rail StationLiberty
29 min walk
Romford Rail StationElizabeth line · Liberty
40 min walk
No bus stops within 400m

25

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria80 min ↑
Waterloo74 min ↑
Canary Wharf ★62 min
City62 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 park168m
Santander docks (800m)0
Nearest cycle dock16.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

62%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed346 Mbps
Median download356 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: 22.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 79% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 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): None recorded

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

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

6 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (578 m)

Nearest supermarketCo-op Food · 869 m
4 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

902m

Post office

Nearby shops

Bargain Booze779 m
Select Convenience784 m
Nisa Local828 m
Budgens943 m

Nearby cafes

Cafe on the corner563 m
Cosy Cafe625 m
Cafe 108637 m
Pulp Kitchen799 m

Nearby restaurants

McDonald's192 m
Greggs549 m
Masterchef627 m
Poseidon's Fish Bar634 m

Nearby pubs

The Ardleigh578 m

Nearby gyms

Greenwood Boxing and Fitness604 m
David Lloyd Clubs808 m
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BAND UP LIMITED
BLUEGO SERVICES LTD
INFINITY TOP SERVICES LTD
MOTIONHQ LTD
UP-REMOVALS SERVICES LTD

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 months1

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

8/100

Velocity score

Future outlook

48.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,446m
Crossrail 2 route19,550m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,647 nationally

2,002

Est. population

8,213/km²

60%

Employed

34%

Degree educated

£40,200

Median income

4.0%

Claimant rate

SuburbanHigh densityMixed

47

Community stability

Age profile

24%
23%
22%
16%
16%
Under 1824%
18–3423%
35–4922%
50–6416%
65+16%

Tenure

28%
30%
20%
Own outright28%
Own (mortgage)30%
Private rent20%
Social rent12%
Shared ownership10%

Ethnicity

70%
White British70%
White Other7%
Asian9%
Black7%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household20%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
11
Local approval rate
0%
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)
12
Largest scheme
349 homes · HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., WHITELANDS WAY, RM3 0BE
Pipeline pressure
NONE

Named schemes (500m)

HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., HAROLD WOOD HOSP. SITES A2,A3,B1,B2,B3., WHITELANDS WAY, RM3 0BE349 homes
completed
Harold Wood Hospital, phase 3a, Harold Wood Hospital, phase 3a, Gubbins Lane, Harold Wood, RM3 0BE144 homes
completed
LAND AT HAROLD WOOD HOSPITAL, ADJACENT, LAND AT HAROLD WOOD HOSPITAL, ADJACENT, LISTER AVENUE, RM3 0BE86 homes
completed
AREA A1, PHASE 3 HAROLD WOOD HOSPITAL, LAND OFF, AREA A1, PHASE 3 HAROLD WOOD HOSPITAL, LAND OFF, BRYANT AVENUE, WHITELANDS WAY, RM3 0XZ67 homes
completed
Phase 2A (Block B), Former Harold Wood Hospital, Phase 2A (Block B), Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 0BE48 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 0WL

Full postcodeRM3 0WL
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.589509
Longitude0.222704
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