Heaton · Havering · Hornchurch and Upminster constituency · 51.59597, 0.21216

RM3 7JB— Heaton, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 14/100Yield 3.80%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
87
Schools
60
Transport
14
Environment
63
Investment
46

The bottom line

RM3 7JB 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 catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 7JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM3 7JB

🛡️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 7JB 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 · 10 min walk

KS2: 101.0

—

Secondary

The Royal Liberty School

Not yet inspected · 15 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 833m

Crime is 56% below London average

Property

Prices, sales volume and market trends

Avg floor area90.4 m²

EPC breakdown

B
4%
C
9%
D
8%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Semi 9%Terraced 31%Detached 20%Flat 40%

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£226,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2021 · CAGR

+5.6%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.2%

per year

Acceleration

-59.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 35 sales

Property Type Mix

Total: 35 sales

Detached20%
Semi-detached8.6%
Terraced31.4%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£76k-22.8%1.8
Post-dot-com plateau2002–2003£115k£375k+226.1%1
Pre-crash peak2005–2007£150k£200k+33.3%3.3
GFC & correction2008–2012£165k£205k+24.3%1.3
Help-to-Buy recovery2014–2016£156k£175k+12.2%1
Brexit uncertainty2018–2019£312k£460k+47.4%3
Pandemic surge2021–2021£404k£404k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
13.3%
District
12%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
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
Gidea Park StationElizabeth line line
19 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Harold Wood Rail StationElizabeth line
19 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
20 min walk
Gidea ParkNational Rail
20 min walk
Emerson Park Rail StationLiberty
39 min walk
Romford Rail StationElizabeth line · Liberty
39 min walk
No bus stops within 400m

23

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City65 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 park515m
Santander docks (800m)0
Nearest cycle dock15.5 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: 21.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.8 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 7

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

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.3 km
1 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)

1.3km

Post office

Nearby shops

Budgens341 m
Maps423 m

Nearby cafes

Cafe on the corner494 m

Nearby restaurants

KFC335 m
McDonald's497 m
Greggs510 m

Nearby gyms

Romford Hockey Club490 m

Nearby pharmacies

Crescent Pharmacy104 m
Food hygiene (5-star)65% of 43

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

AJV MUSIC LTD
BABJUM PROPERTY CONSULTANT LTD
EDGEWARE SOLUTIONS LTD.
GRACENEST APARTMENTS LTD
SPIRITUAL RENEWAL MINISTRY, UK

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 score14/100
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

17.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,373m
Crossrail 2 route18,837m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
33%
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)
9
Largest scheme
51 homes · Farningdon Centre & land adjoining, Farningdon Centre & land adjoining, Neave Crescent, Romford, RM3 8HN
Pipeline pressure
NONE

Named schemes (500m)

Farningdon Centre & land adjoining, Farningdon Centre & land adjoining, Neave Crescent, Romford, RM3 8HN51 homes
completed
LAND AT, LAND AT, CAMBORNE AVENUE, RM3 822 homes
completed
78-80, 78-80, Straight Road, Romford, RM3 8AA19 homes
completed
PLOTS ADJACENT TO, 140, PLOTS ADJACENT TO, 140, STRAIGHT ROAD, RM3 8AD11 homes
completed
Hamlin House, Hamlin House, Neave Crescent, Widecombe Close, RM38 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 7JB

Full postcodeRM3 7JB
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.595967
Longitude0.212162
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