Heaton · Havering · Hornchurch and Upminster constituency · 51.59821, 0.20481

RM3 7BD— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 9/100Low yield 3.25%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
87
Schools
60
Transport
9
Environment
85
Investment
36

The bottom line

RM3 7BD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £480,000 median — 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 7BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-7.7% vs London avg
vs London income-16.2% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for RM3 7BD

🛡️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 7BD 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 · 6 min walk

KS2: 101.0

—

Secondary

The Royal Liberty School

Not yet inspected · 18 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 175 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.5 incidents per 1,000 residents

Better than 80% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences33%
Vehicle crime22%
Anti-social behaviour20%
Other18%
Drug offences6%
Burglary2%
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 · 1.3km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

+5.5%

This year

Detached

Dominant type

Price history

5-year change
0.0%
Sales (24 months)5
New build0.0%
Avg detached£455,000
Avg semi-detached£480,000
Price per m²£4,990/m²
Price per ft²£464/ft²
Avg floor area98.1 m²

EPC breakdown

B
2%
C
3%
D
8%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 42%Terraced 2%Detached 56%

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£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

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

13.6×

Price-to-income

£2,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£245,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.4%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+17.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Detached55.8%
Semi-detached41.9%
Terraced2.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£66k£134k+102.3%1.8
Post-dot-com plateau2001–2004£144k£177k+23.3%1.8
Pre-crash peak2005–2007£275k£202k-26.5%1.7
GFC & correction2008–2012£202k£263k+30.3%1.8
Help-to-Buy recovery2014–2016£340k£268k-21.3%1.5
Brexit uncertainty2017–2019£340k£340k+0%1
Pandemic surge2020–2020£480k£480k+0%3
Rate-rise correction2022–2023£455k£472k+3.7%1
Current market2024–2025£455k£520k+14.3%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.7% alpha

Weakest performer

Semi-detached

+0.3% alpha

Detached+0.7% α
Local
6.6%
District
5.9%
Semi-detached+0.3% α
Local
7%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park StationElizabeth line line
21.4 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
26 min walk
Romford Rail StationElizabeth line · Liberty
38 min walk
Emerson Park Rail StationLiberty
43 min walk
No bus stops within 400m

8

Walkability score

26

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park520m
Santander docks (800m)0
Nearest cycle dock15.0 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: 21.2 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.2 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.0 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

87

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 1.3 km
1 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)

1.4km

Post office

Nearby shops

Maps205 m

Nearby restaurants

McDonald's517 m
KFC850 m

Nearby gyms

Romford Hockey Club797 m

Nearby pharmacies

Crescent Pharmacy638 m
Food hygiene (5-star)30% of 10

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
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

ASSOCIATED DATA DEVELOPMENTS LIMITED
ATLANT CONSTRUCTION LIMITED
CASTLE SYSTEMS LIMITED
CCG PB LTD
CCG PD LTD

+4 more

Investment

Investment grade, yield and market outlook

36

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score13/100
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

29.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,174m
Crossrail 2 route18,341m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,880 nationally

1,787

Est. population

9,161/km²

58%

Employed

29%

Degree educated

£35,200

Median income

4.5%

Claimant rate

SuburbanHigh densityMixed

51

Community stability

Age profile

29%
16%
21%
18%
16%
Under 1829%
18–3416%
35–4921%
50–6418%
65+16%

Tenure

28%
29%
15%
27%
Own outright28%
Own (mortgage)29%
Private rent15%
Social rent27%
Shared ownership1%
Rent free1%

Ethnicity

53%
17%
White British53%
White Other12%
Asian11%
Black17%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household25%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent27%
Private rent15%

vs. London

Income vs London-16.2%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
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
24 homes · 130, 130, STRAIGHT ROAD, RM3
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
Diana Princess of Wales House, 8, Diana Princess of Wales House, 8, Coleridge Road, Romford, RM3 7BB6 homes
completed
rear of 2 - 24, rear of 2 - 24, Bell Avenue, Romford, RM3 7BL6 homes
completed
Garage courts rear of 34-68, Garage courts rear of 34-68, Heaton Avenue, 1-7 Chaucer Road, Romford, RM3 7HD5 homes
completed
135, 135, Heaton Avenue, Romford, RM3 7HL2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£480,000)

£11,500

Standard buyer

£2,750

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 7BD

Full postcodeRM3 7BD
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.598210
Longitude0.204805
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