Heaton · Havering · Hornchurch and Upminster constituency · 51.60417, 0.20904

RM3 7JS— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 81/100Transport 9/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
81
Schools
90
Transport
9
Environment
88
Investment
46

The bottom line

RM3 7JS 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 canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 7JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 7JS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM3 7JS 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 · 2 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 26 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 · 184 min walk

3 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

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.2km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area75.6 m²

EPC breakdown

B
2%
C
10%
D
3%
E
2%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 100%

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£189,000
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 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

1999–2023 · CAGR

+6.2%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.7%

per year

Acceleration

+82.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£89k£89k+0%1
Post-dot-com plateau2001–2003£118k£172k+46.4%1.5
Pre-crash peak2006–2006£285k£285k+0%1
GFC & correction2010–2010£210k£210k+0%1
Help-to-Buy recovery2014–2016£295k£235k-20.3%1
Rate-rise correction2023–2023£380k£380k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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→ Liverpool Street· 12 tph
33 min

Nearby stations

Harold Wood Rail StationElizabeth line
26 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
31 min walk
Gidea ParkNational Rail
31 min walk
Romford Rail StationLiberty · Elizabeth line
47 min walk
Emerson Park Rail StationLiberty
50 min walk
No bus stops within 400m

18

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria87 min ↑
Waterloo81 min ↑
Canary Wharf ★69 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park430m
Santander docks (800m)0
Nearest cycle dock15.4 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 waterLOW
Low
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: 21.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 4.7 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 12

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

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

206

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alderman (683 m)

Nearest supermarketCo-op Food · 708 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)

744m

Post office

Nearby shops

Maps630 m
The Greengrocer's709 m
Sainsbury's Local714 m
Paul's Traditional Shoppe742 m

Nearby cafes

Coffee Central741 m

Nearby restaurants

McDonald's449 m
Greggs708 m
Pinnacle Grill & Restaurant742 m

Nearby pubs

The Alderman683 m

Nearby gyms

Noak Hill Sports Complex892 m

Nearby pharmacies

Boots716 m
Crescent Pharmacy1.0 km
Food hygiene (5-star)43% of 14

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

CVV TRANSPORT COURIERS LTD
ECCO KONSTRUCT LIMITED

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 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

14.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,848m
Crossrail 2 route18,685m

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

SuburbanMedium 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
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
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)
0
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)

130, 130, STRAIGHT ROAD, RM324 homes
completed
Former car parking garages site, Former car parking garages site, Saddleworth Road, Romford, RM3 8XS13 homes
completed
(Briar Site10M)Parking Court and Open Space, (Briar Site10M)Parking Court and Open Space, between 48 & 50-68 Charlbury Crescent, r/o Okehampton Square, Romford, RM3 8YE6 homes
completed
(Briar Site 2A) Garage/Parking Court adj to 9a, (Briar Site 2A) Garage/Parking Court adj to 9a, Myrtle Road, Okehampton Road, Romford, RM3 8XS6 homes
completed
Land between 52-64, Land between 52-64, Daventry Road, Romford, RM3 7QT4 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 7JS

Full postcodeRM3 7JS
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.604174
Longitude0.209037
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
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for London
NHS
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Companies
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