Gooshays · Havering · Hornchurch and Upminster constituency · 51.61623, 0.21474

RM3 7LJ— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100Low yield 2.50%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
82
Schools
60
Transport
9
Environment
88
Investment
26

The bottom line

RM3 7LJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £625,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how RM3 7LJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM3 7LJ meets your needs.

Location

RM3 7LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+20.2% vs London avg
vs London income-21.2% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for RM3 7LJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM3 7LJ with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How RM3 7LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Drapers' Brookside Junior School

Not yet inspected · 13 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 24 min walk

P8: -0.03A8: 42.7

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 · 201 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-1% vs borough

Crime by type

Violence & sexual offences38%
Other25%
Anti-social behaviour20%
Vehicle crime12%
Burglary4%
Drug offences1%
Robbery1%
Theft0%

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 · 2.1km

Crime is 8% 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.

£625,000

Median sale price

Above London median by 20%

£625,000 is 20% above the London median (£520,000)

+8.7%

This year

Detached

Dominant type

Price history

5-year change
+13.6%
Sales (24 months)5
New build0.0%
Avg detached£800,000
Avg semi-detached£437,500
Price per m²£5,217/m²
Price per ft²£485/ft²
Avg floor area123.8 m²

EPC breakdown

C
8%
D
13%
E
10%
F
2%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 44%Terraced 2%Detached 54%

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£18,750
First-time buyerFTB
£10,000
Additional propertyBTL/2nd
£37,500

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

18.9×

Price-to-income

£3,127/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£309,500
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, no insulation (assumed)
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

1997–2025 · CAGR

+4.6%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-45.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 54 sales

Property Type Mix

Total: 54 sales

Detached53.7%
Semi-detached44.4%
Terraced1.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£177k£170k-4.1%4
Post-dot-com plateau2001–2004£190k£273k+43.4%3.8
Pre-crash peak2005–2007£295k£300k+1.7%2
GFC & correction2010–2012£247k£395k+59.6%1.7
Help-to-Buy recovery2014–2016£384k£650k+69.2%2.5
Brexit uncertainty2017–2017£493k£493k+0%1
Pandemic surge2020–2021£475k£550k+15.8%3
Current market2024–2025£725k£625k-13.8%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.9% alpha

Weakest performer

Semi-detached

-1.9% alpha

Detached+0.9% α
Local
6.8%
District
5.9%
Semi-detached-1.9% α
Local
4.8%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
36 min walk
Harold WoodNational Rail
36 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
48 min walk
Romford Rail StationLiberty · Elizabeth line
64 min walk
Emerson Park Rail StationLiberty
66 min walk
No bus stops within 400m

8

Walkability score

15

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park349m
Santander docks (800m)0
Nearest cycle dock16.0 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: 22.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 3.6 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 8

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

THE SAHEECHA'S PRACTICES

HEALTH CENTRE, GOOSHAYS DRIVE, HAROLD HILL, RM3 9SU

16 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 4.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

84

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 (306 m)

No restaurants within 800m — nearest: Fish n' Chick'n (1.0 km)

Nearest supermarketCo-op Food · 1.1 km
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)

1.1km

Post office

Nearby shops

Pound Town1.1 km
The Greengrocer's1.1 km
Paul's Traditional Shoppe1.1 km
Sainsbury's Local1.2 km

Nearby cafes

Coffee Central1.1 km

Nearby restaurants

Fish n' Chick'n1.0 km
Greggs1.1 km
Pinnacle Grill & Restaurant1.1 km

Nearby pubs

Deers Rest306 m

Nearby gyms

Noak Hill Sports Complex596 m

Nearby pharmacies

Boots1.1 km
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

AHMAD FOODSUK LTD
AIKMAN RENEWABLE VENTURES LTD
ALAGS ( U.K. ) LIMITED
BKA ( ESSEX ) LIMITED
DOVER ROAD STORES LIMITED

+11 more

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score17/100
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

38.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,084m
Crossrail 2 route19,247m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,119 nationally

1,697

Est. population

3,436/km²

51%

Employed

23%

Degree educated

£33,100

Median income

5.8%

Claimant rate

SuburbanMedium densityMixed

57

Community stability

Age profile

24%
18%
19%
16%
23%
Under 1824%
18–3418%
35–4919%
50–6416%
65+23%

Tenure

38%
30%
23%
Own outright38%
Own (mortgage)30%
Private rent8%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

73%
White British73%
White Other8%
Asian6%
Black8%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine25%
No car household24%
Unemployed4%
No qualifications29%

Housing tenure (Census 2021)

Social rent23%
Private rent8%

vs. London

Income vs London-21.2%
Price vs London+20.2%

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)
2
Local approval rate
0%
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)
6
Largest scheme
105 homes · Plot 2 Former Whitworth Centre, Plot 2 Former Whitworth Centre, Noak Hill Road, Harold Hill, RM3 7YA
Pipeline pressure
NONE

Named schemes (500m)

2 and 134, 2 and 134, Wrexham Road, North Hill Drive, Romford, RM3 7YX2 homes
completed
Tor Vista, Tor Vista, Noak Hill Road, Romford, RM3 7LD2 homes
completed
Garage court adajcent to 66, Garage court adajcent to 66, Aylsham Lane, Romford, RM3 7YH2 homes
completed
1, 1, Hillcrest Court, Noak Hill Road, Romford, RM3 7LL2 homes
completed
Garage court to the rear of 13, Garage court to the rear of 13, Ashbourne Road, Romford, RM3 7YS2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£625,000)

£18,750

Standard buyer

£10,000

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.

Live in RM3 7LJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM3 7LJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

What else could £625k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM3 7LJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM3 7LJ

Full postcodeRM3 7LJ
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.616234
Longitude0.214736
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