Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59978, 0.24192

RM3 0XS— Harold Wood, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 20/100Low yield 3.34%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
83
Schools
90
Transport
20
Environment
88
Investment
40

The bottom line

RM3 0XS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £467,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 68 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 0XS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-10.1% vs London avg
vs London income-14.0% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for RM3 0XS

🛡️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 0XS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harold Court Primary School

Good · Inspected Nov 2022 · 2 min walk

KS2: 105.0

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 14 min walk

P8: -0.03A8: 42.7

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 · 194 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.3 incidents per 1,000 residents

Better than 61% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour25%
Other24%
Vehicle crime10%
Burglary8%
Drug offences2%
Theft1%
Robbery1%

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 · 1.3km

Crime is 19% 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.

£467,500

Median sale price

10% below London median

£467,500 is 10% below the London median (£520,000)

-12.6%

This year

Semi-detached

Dominant type

Price history

5-year change
+24.7%
Sales (24 months)6
New build0.0%
Avg semi-detached£467,500
Price per m²£6,233/m²
Price per ft²£579/ft²
Avg floor area77 m²

EPC breakdown

C
5%
D
24%
E
4%

Based on 33 properties · Confidence: high

Street mix

Semi 95%Terraced 5%

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£10,875
First-time buyerFTB
£2,125
Additional propertyBTL/2nd
£24,900

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

13.0×

Price-to-income

£2,339/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,500
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

1995–2026 · CAGR

+6%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-8.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached94.7%
Terraced5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£95k+28.8%1.8
Post-dot-com plateau2001–2004£144k£191k+32.6%2.5
Pre-crash peak2005–2007£173k£228k+31.3%1
GFC & correction2008–2012£225k£200k-11.1%1.4
Help-to-Buy recovery2013–2016£270k£350k+29.6%1
Brexit uncertainty2017–2018£368k£360k-2%3
Pandemic surge2020–2021£413k£375k-9.1%2.5
Rate-rise correction2022–2023£460k£470k+2.2%3
Current market2024–2026£510k£450k-11.8%2.7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
6.8%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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 StationElizabeth line line
10.9 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
40 min walk
Emerson Park Rail StationLiberty
47 min walk
Brentwood Rail StationElizabeth line
54 min walk
No bus stops within 400m

13

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria80 min ↑
Waterloo79 min ↑
Canary Wharf ★68 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park362m
Santander docks (800m)0
Nearest cycle dock17.5 km

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: 23.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.1 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

10 min walk

63%

Recommend GP

63%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Saxon King (548 m)

Nearest supermarketCo-op Food · 907 m
1 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)

880m

Post office

Nearby shops

Bon Bons479 m
Williams Bakery845 m

Nearby cafes

Cafe 90846 m
Station Cafe856 m

Nearby restaurants

Rock n Roe540 m
Domino's554 m
The Good Year759 m
Bombay Palace823 m

Nearby pubs

The Saxon King548 m
The King Harold789 m
William The Conqueror881 m
Shepherd and Dog938 m

Nearby gyms

Maylands Golf Club956 m

Nearby pharmacies

Boots756 m

Nearby health

Winning Smiles Dentist873 m
Food hygiene (5-star)56% of 9

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LITTLE AND LARGE PRODUCTIONS LTD
NEXUS PROFESSIONAL SERVICES LIMITED
PLAN DO REVIEW LIMITED
PRO SERVICE MAN LTD
ST 1337 LIMITED

Investment

Investment grade, yield and market outlook

40

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

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

33/100

Velocity score

Future outlook

59.6

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,201m
Crossrail 2 route20,919m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,933 nationally

1,605

Est. population

4,968/km²

60%

Employed

30%

Degree educated

£36,100

Median income

4.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

22%
19%
19%
19%
20%
Under 1822%
18–3419%
35–4919%
50–6419%
65+20%

Tenure

40%
37%
16%
Own outright40%
Own (mortgage)37%
Private rent16%
Social rent8%
Shared ownership0%

Ethnicity

74%
White British74%
White Other8%
Asian8%
Black6%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household15%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent16%
Social rent8%

vs. London

Income vs London-14.0%
Price vs London-10.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
1
Largest scheme
50 homes · TARNWORTH CENTRE SITE, TARNWORTH CENTRE SITE, TARNWORTH ROAD, RM3 9UP
Pipeline pressure
NONE

Named schemes (500m)

1 Court Gardens, 1 Court Gardens, Colchester Road, RM33 homes
completed
Garage Site at ear of 8-10, Garage Site at ear of 8-10, Penrith Road, Romford, RM3 9NS3 homes
completed
Land adjacent to, 97, Land adjacent to, 97, Church Road, RM31 homes
completed
77, 77, Halidon Rise, Romford, RM3 0YL1 homes
completed
Land adjacent to 54, Land adjacent to 54, Halidon Rise, Romford, RM3 0YL1 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 (£467,500)

£10,875

Standard buyer

£2,125

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 0XS

Full postcodeRM3 0XS
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.599782
Longitude0.241921
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
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