Gooshays · Havering · Hornchurch and Upminster constituency · 51.61211, 0.21201

RM3 7EG— Gooshays, Havering

Location and area intelligence for RM3 7EG, Gooshays, Havering

The family fortress

 

Schools 100%Safety 80/100Transport 9/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
80
Schools
90
Transport
9
Environment
88
Investment
46

The bottom line

RM3 7EG 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: 69 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 7EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-21.2% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for RM3 7EG

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM3 7EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Ursula's Catholic Primary School

Good · Inspected Jul 2023 · 10 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 37 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 195 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour16%
Vehicle crime14%
Drug offences6%
Burglary4%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.7km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area65.6 m²

EPC breakdown

C
32%
D
24%
E
3%

Based on 59 properties · Confidence: high

Street mix

Semi 5%Terraced 86%Flat 10%

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£164,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.6%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-54.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached4.8%
Terraced85.7%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£65k+6.6%1
Post-dot-com plateau2001–2004£84k£92k+9.5%1
Pre-crash peak2007–2007£179k£179k+0%2
GFC & correction2012–2012£185k£185k+0%1
Help-to-Buy recovery2013–2014£194k£205k+5.9%1.5
Brexit uncertainty2017–2018£307k£287k-6.4%1.5
Pandemic surge2020–2021£325k£205k-36.9%1.5
Rate-rise correction2022–2023£335k£365k+9.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
4.3%
District
4.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
33 min walk
Harold WoodNational Rail
33 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
42 min walk
Romford Rail StationLiberty · Elizabeth line
58 min walk
Emerson Park Rail StationLiberty
61 min walk
No bus stops within 400m

18

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria88 min ↑
Waterloo83 min ↑
Canary Wharf71 min ↑
City ★69 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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock15.8 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 waterHIGH
High
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: 22.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 4.0 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

16 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Deers Rest (725 m)

No restaurants within 800m — nearest: Greggs (732 m)

Nearest supermarketCo-op Food · 735 m
4 tennis courts1 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)

798m

Post office

Nearby shops

The Greengrocer's726 m
Pound Town734 m
Paul's Traditional Shoppe770 m
Sainsbury's Local821 m

Nearby cafes

Coffee Central751 m

Nearby restaurants

Greggs732 m
Fish n' Chick'n757 m
Pinnacle Grill & Restaurant777 m

Nearby pubs

Deers Rest725 m
The Alderman887 m

Nearby gyms

Noak Hill Sports Complex203 m

Nearby pharmacies

Boots791 m
Food hygiene (5-star)67% of 6

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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 score12/100
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

9.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,622m
Crossrail 2 route18,992m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,062 nationally

2,260

Est. population

7,422/km²

64%

Employed

32%

Degree educated

£33,100

Median income

4.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

52

Community stability

Age profile

27%
21%
23%
17%
Under 1828%
18–3421%
35–4923%
50–6417%
65+11%

Tenure

21%
39%
14%
25%
Own outright21%
Own (mortgage)40%
Private rent14%
Social rent25%
Shared ownership1%

Ethnicity

59%
13%
White British59%
White Other13%
Asian9%
Black13%
Mixed6%
Other1%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine25%
No car household22%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent25%
Private rent14%

vs. London

Income vs London-21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
1
Local approval rate
50%
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
144 homes · Former Whitworth Centre Plot 1, Former Whitworth Centre Plot 1, Noak Hill Road, Romford, RM3 7YA
Pipeline pressure
NONE

Named schemes (500m)

Former Whitworth Centre Plot 1, Former Whitworth Centre Plot 1, Noak Hill Road, Romford, RM3 7YA144 homes
completed
Plot 2 Former Whitworth Centre, Plot 2 Former Whitworth Centre, Noak Hill Road, Harold Hill, RM3 7YA105 homes
completed
Garages rear of 25-39, Garages rear of 25-39, Sevenoaks Close, Harold Hill, RM3 7DS3 homes
completed
Land rear of 30-40, Land rear of 30-40, Edenhall Road, Romford, RM3 7RX2 homes
completed
Garage court adajcent to 66, Garage court adajcent to 66, Aylsham Lane, Romford, RM3 7YH2 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
14.8%
Ward turnout
35%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Keith PrinceReform UK
Liz TylerReform UK
Robert WhittonReform UK

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Key facts for RM3 7EG

Full postcodeRM3 7EG
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.612112
Longitude0.212008
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