Heaton · Havering · Hornchurch and Upminster constituency · 51.59392, 0.21277

RM3 7PA— Heaton, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 17/100Yield 3.80%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
76
Schools
60
Transport
17
Environment
62
Investment
45

The bottom line

RM3 7PA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 7PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for RM3 7PA

🛡️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 7PA 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 · 13 min walk

KS2: 101.0

—

Secondary

The Royal Liberty School

Not yet inspected · 12 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 173 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.8 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+55% vs borough

Crime by type

Other40%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime7%
Drug offences5%
Robbery5%
Theft2%
Burglary1%

Road safety

77

Road safety score

19

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 896m

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area66 m²

EPC breakdown

C
13%
D
6%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Flat 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£165,000
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, filled cavity
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

1999–2022 · CAGR

+6.7%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

+1.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£51k£60k+17.1%1
Post-dot-com plateau2001–2001£55k£55k+0%1
Pre-crash peak2005–2006£115k£115k+0%1
GFC & correction2008–2009£130k£118k-9.6%1.5
Help-to-Buy recovery2015–2016£185k£191k+3%1
Brexit uncertainty2017–2018£235k£230k-2.1%1
Rate-rise correction2022–2022£228k£228k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
5.2%
District
3.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Gidea Park StationElizabeth line line
16.6 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

20

Walkability score

84

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 park450m
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 waterHIGH
High
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.6 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 5

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

9 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

131

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 · 1.5 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)

1.5km

Post office

Nearby shops

Budgens448 m
Maps625 m

Nearby cafes

Cafe on the corner287 m

Nearby restaurants

KFC120 m
Greggs402 m
McDonald's728 m

Nearby gyms

Romford Hockey Club308 m
David Lloyd Clubs1.2 km

Nearby pharmacies

Crescent Pharmacy128 m
Food hygiene (5-star)63% of 43

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

PALMER RIGGING 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 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

9.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,250m
Crossrail 2 route18,871m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,153 nationally

1,875

Est. population

8,573/km²

53%

Employed

26%

Degree educated

£35,200

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

49

Community stability

Age profile

24%
21%
19%
18%
18%
Under 1824%
18–3421%
35–4919%
50–6418%
65+18%

Tenure

18%
29%
41%
Own outright18%
Own (mortgage)29%
Private rent11%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

64%
White British64%
White Other10%
Asian8%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household35%
Unemployed3%
No qualifications31%

Housing tenure (Census 2021)

Social rent41%
Private rent11%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
25%
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
67, 67, Straight Road, RM38 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 7PA

Full postcodeRM3 7PA
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.593924
Longitude0.212770
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
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Office
Ordnance
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