Gooshays · Havering · Hornchurch and Upminster constituency · 51.61608, 0.21743

RM3 7LL— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100Yield 3.80%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
82
Schools
60
Transport
9
Environment
88
Investment
45

The bottom line

RM3 7LL 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 7LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-21.2% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for RM3 7LL

🛡️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 7LL 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 · 12 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 22 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 202 min walk

2 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

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 2.0km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area110 m²

EPC breakdown

C
5%
D
12%
E
2%
F
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 39%Terraced 13%Detached 39%Other 9%

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£275,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 270 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

1996–2023 · CAGR

+7.8%

Total change

+657%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.1%

per year

Acceleration

+19.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Detached42.9%
Semi-detached42.9%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£132k+94.9%1.5
Post-dot-com plateau2001–2004£154k£370k+140.3%2.5
Pre-crash peak2005–2006£333k£257k-22.7%2
GFC & correction2008–2012£190k£290k+52.6%1.3
Help-to-Buy recovery2013–2016£293k£430k+46.8%3
Brexit uncertainty2018–2018£535k£535k+0%1
Pandemic surge2021–2021£713k£713k+0%3
Rate-rise correction2022–2023£540k£513k-5.1%2.5

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+-0.6% alpha

Weakest performer

Semi-detached

-0.6% alpha

Detached-0.6% α
Local
4.2%
District
4.8%
Semi-detached-0.6% α
Local
6.5%
District
7.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
35 min walk
Harold WoodNational Rail
35 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
49 min walk
Romford Rail StationLiberty · Elizabeth line
65 min walk
Emerson Park Rail StationLiberty
66 min walk
No bus stops within 400m

11

Walkability score

33

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 park194m
Santander docks (800m)0
Nearest cycle dock16.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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: 22.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 3.7 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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

15 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 4.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Fish n' Chick'n (979 m)

Nearest supermarketCo-op Food · 1.0 km
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

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 Town1.0 km
The Greengrocer's1.0 km
Paul's Traditional Shoppe1.0 km
Sainsbury's Local1.1 km

Nearby cafes

Coffee Central1.0 km

Nearby restaurants

Fish n' Chick'n979 m
Greggs1.0 km
Pinnacle Grill & Restaurant1.1 km

Nearby pubs

Deers Rest146 m
The Alderman1.2 km

Nearby gyms

Noak Hill Sports Complex722 m
Central Park Leisure Centre1.0 km

Nearby pharmacies

Boots1.1 km
Food hygiene (5-star)46% of 13

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

HS LANDS LTD
HS RENTALS LTD
NASCEN LTD
SNAP FRESH SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

45

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 route23,201m
Crossrail 2 route19,429m

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%

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)
3
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
75 homes · Land at, Land at, Whitchurch Road, Dorking Rise, Romford, RM3 9AA
Pipeline pressure
NONE

Named schemes (500m)

38 Wrexham Road, Romford, RM3 9HH5 homes
completed
12 and 83, 12 and 83, Wrexham Road, Preston Road, Romford, RM3 7YX2 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
2 and 134, 2 and 134, Wrexham Road, North Hill Drive, Romford, RM3 7YX2 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 7LL

Full postcodeRM3 7LL
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.616084
Longitude0.217430
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