Heaton · Havering · Hornchurch and Upminster constituency · 51.59828, 0.20123

RM3 7AT— Heaton, Havering

Location and area intelligence for RM3 7AT, Heaton, Havering

The family fortress

 

Schools 100%Safety 81/100Transport 14/100Yield 3.80%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
81
Schools
60
Transport
14
Environment
88
Investment
50

The bottom line

RM3 7AT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 7AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for RM3 7AT

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

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Postcode Personality

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“The family fortress”

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How RM3 7AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hilldene Primary School

Not yet inspected · Inspected Dec 2024 · 8 min walk

KS2: 101.0

—

Secondary

The Royal Liberty School

Not yet inspected · 19 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 174 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
→ Stable

+1% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour20%
Vehicle crime15%
Drug offences3%
Burglary3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.5km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2018 · CAGR

+7.3%

Total change

+311%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.4%

per year

Acceleration

-95.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£80k£80k+0%1
Post-dot-com plateau2001–2001£98k£98k+0%1
Pre-crash peak2007–2007£232k£232k+0%1
Brexit uncertainty2018–2018£329k£329k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park StationElizabeth line line
21.8 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
23 min walk
Gidea ParkNational Rail
23 min walk
Harold Wood Rail StationElizabeth line
29 min walk
Romford Rail StationElizabeth line · Liberty
36 min walk
Emerson Park Rail StationLiberty
44 min walk
No bus stops within 400m

7

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria84 min ↑
Waterloo79 min ↑
Canary Wharf ★67 min
City72 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park742m
Santander docks (800m)0
Nearest cycle dock14.8 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: 21.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.4 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 11

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 yield858.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

9 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: McDonald's (742 m)

Nearest supermarketCo-op Food · 1.5 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Maps450 m

Nearby restaurants

McDonald's742 m

Nearby gyms

Romford Hockey Club940 m
Food hygiene (5-star)0% of 3

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

NANURO LTD
NANURO PROPERTIES LTD

Investment

Investment grade, yield and market outlook

50

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,002m
Crossrail 2 route18,094m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,239 nationally

1,894

Est. population

3,642/km²

60%

Employed

27%

Degree educated

£35,200

Median income

6.7%

Claimant rate

Inner cityMedium densityMixed

52

Community stability

Age profile

30%
18%
21%
17%
14%
Under 1830%
18–3418%
35–4921%
50–6417%
65+14%

Tenure

23%
36%
26%
Own outright23%
Own (mortgage)36%
Private rent13%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

61%
14%
White British61%
White Other14%
Asian8%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household23%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Social rent26%
Private rent13%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
0
Largest scheme
7 homes · Land adjacent to 1-57 Kipling Towers, Land adjacent to 1-57 Kipling Towers, Heaton Avenue, Romford, RM3 7HT
Pipeline pressure
NONE

Named schemes (500m)

Land adjacent to 1-57 Kipling Towers, Land adjacent to 1-57 Kipling Towers, Heaton Avenue, Romford, RM3 7HT7 homes
completed
135, 135, Heaton Avenue, Romford, RM3 7HL2 homes
completed
49, 49, Coleridge Road, Romford, RM3 7BD2 homes
completed
42 Keats Avenue, Romford, RM3 7AX2 homes
completed
Land adjacent 1, Land adjacent 1, Ridley Close, Romford, RM3 7BU1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
16.2%
Ward turnout
24%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Mandy Jane AndersonLabour and Co-operative Party
Keith Ernest DarvillLabour and Co-operative Party
Frankie Oreoluwa Mary-Ann WalkerLabour and Co-operative Party

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Key facts for RM3 7AT

Full postcodeRM3 7AT
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.598277
Longitude0.201228
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