Harold Wood · Havering · Hornchurch and Upminster constituency · 51.58889, 0.22127

RM3 0WP— Harold Wood, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
100
Transport
21
Environment
59
Investment
39

The bottom line

RM3 0WP 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 catches: high noise levels nearby and 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0WP

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 0WP

🛡️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 0WP 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 · 6 min walk

KS2: 107.0

★★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 171 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

95

Road safety score

5

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,583/m²
Price per ft²£426/ft²
Avg floor area48.3 m²

EPC breakdown

C
24%
D
24%
E
3%

Based on 51 properties · Confidence: high

Street mix

Terraced 4%Detached 2%Flat 95%

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£120,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2025 · CAGR

+5.2%

Total change

+309%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-5.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 115 sales

Property Type Mix

Total: 115 sales

Detached1.7%
Terraced4.3%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£71k+32.1%5.8
Post-dot-com plateau2001–2004£82k£128k+55.5%8
Pre-crash peak2005–2007£123k£163k+31.6%5
GFC & correction2008–2012£168k£235k+39.9%1.8
Help-to-Buy recovery2013–2016£136k£190k+39.3%3.5
Brexit uncertainty2017–2019£220k£225k+2.3%2.3
Pandemic surge2020–2021£201k£210k+4.7%4.5
Rate-rise correction2022–2023£210k£221k+5.1%2
Current market2025–2025£220k£220k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 28yr 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
11.1 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
12 min walk
Harold WoodNational Rail
12 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
16 min walk
Emerson Park Rail StationLiberty
28 min walk
Romford Rail StationElizabeth line · Liberty
38 min walk
No bus stops within 400m

25

Walkability score

53

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park207m
Santander docks (800m)0
Nearest cycle dock15.9 km

Connectivity

Broadband and mobile coverage

39%

Full fibre

39%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed203 Mbps
Median download24 Mbps
Superfast coverage39%
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
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 19%
Less green space than 83% 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

7 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (497 m)

Nearest supermarketCo-op Food · 990 m
1 tennis courts5 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)

1.0km

Post office

Nearby shops

Budgens968 m

Nearby cafes

Cafe on the corner526 m
Cosy Cafe536 m
Cafe 108556 m

Nearby restaurants

McDonald's112 m
Poseidon's Fish Bar545 m
Masterchef546 m
The Brunch Bar566 m

Nearby pubs

The Ardleigh497 m

Nearby gyms

Greenwood Boxing and Fitness513 m
David Lloyd Clubs694 m

Nearby pharmacies

Crescent Pharmacy917 m
Food hygiene (5-star)56% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

247CAB786 LTD
COYLE CAPITAL LTD
L.F.M. PIPE SERVICES LIMITED
LUX CARE GROUP LIMITED

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 score18/100
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

43.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,326m
Crossrail 2 route19,450m

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)
2
Planning apps (3 years)
10
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)
13
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
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
Fomer Bridge Service Station Site, Fomer Bridge Service Station Site, Southend Arterial Road, Hornchurch, RM11 2SS41 homes
completed
LAND ADJACENT TO, 49, LAND ADJACENT TO, 49, GUBBINS LANE, RM312 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 0WP

Full postcodeRM3 0WP
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.588889
Longitude0.221274
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
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