Gooshays · Havering · Hornchurch and Upminster constituency · 51.60719, 0.21578

RM3 7UB— Gooshays, Havering

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

Capital growth story in progress

 

Schools 100%Safety 68/100Transport 9/100Yield 3.88%

Best for: Families

Compare areas

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

Liveability
45
Safety
68
Schools
90
Transport
9
Environment
61
Investment
45

The bottom line

RM3 7UB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £402,000 median — strong value for Families who can accept its trade-offs.

The catch: 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 7UB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-22.7% vs London avg
vs London income-23.8% vs London avg
vs London crime+127.0% vs London avg

Deep-dive guides for RM3 7UB

🛡️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📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How RM3 7UB 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 · 7 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 30 min walk

P8: +0.54A8: 52.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 190 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

147.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+146% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour20%
Drug offences7%
Robbery5%
Vehicle crime5%
Burglary4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is +127% above 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.

£402,000

Median sale price

23% below London median

£402,000 is 23% below the London median (£520,000)

-6.7%

This year

Terraced

Dominant type

Price history

5-year change
+24.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£230,000
Avg terraced£407,250
Price per m²£4,691/m²
Price per ft²£436/ft²
Avg floor area84.6 m²

EPC breakdown

B
11%
C
14%
D
19%
E
5%

Based on 49 properties · Confidence: high

Street mix

Semi 13%Terraced 85%Other 2%

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£7,600
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,660

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

12.6×

Price-to-income

£2,011/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,594
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.7%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-13.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached13%
Terraced87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£53k£64k+20.2%2
Post-dot-com plateau2002–2004£104k£158k+51.3%1.7
Pre-crash peak2005–2007£158k£190k+20.3%1.3
GFC & correction2008–2012£190k£179k-5.8%1.7
Help-to-Buy recovery2013–2016£196k£320k+63.3%3.7
Pandemic surge2020–2021£353k£323k-8.6%3.5
Rate-rise correction2023–2023£350k£350k+0%4
Current market2024–2026£396k£375k-5.3%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
25 min walk
Harold WoodNational Rail
25 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
36 min walk
Romford Rail StationLiberty · Elizabeth line
53 min walk
Emerson Park Rail StationLiberty
54 min walk
No bus stops within 400m

41

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria84 min ↑
Waterloo79 min ↑
Canary Wharf ★67 min
City70 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park123m
Santander docks (800m)0
Nearest cycle dock15.9 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: 22.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Curtismill Green SSSI — 4.6 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

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

11 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

242

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 182 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

244m

Post office

Nearby shops

The Greengrocer's177 m
Pound Town205 m
Paul's Traditional Shoppe225 m
Sainsbury's Local246 m

Nearby cafes

Coffee Central213 m

Nearby restaurants

Greggs180 m
Pinnacle Grill & Restaurant230 m
Fish n' Chick'n289 m
McDonald's813 m

Nearby pubs

The Alderman290 m
Deers Rest1.1 km

Nearby gyms

Central Park Leisure Centre589 m
Noak Hill Sports Complex725 m

Nearby pharmacies

Boots224 m

Nearby health

Central Park Surgery629 m
The Robins Surgery634 m
Dr B. Saheecha & Dr N. Saheecha644 m
Abbamoor Surgery651 m
Food hygiene (5-star)43% of 35

Business

Local businesses registered here

Active businesses
6
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

A

High street health

Registered businesses

ARAMIS DINASTY LTD
CEGOLEA GROUP CONSTRUCT LTD
DARIDAN CONSTRUCTION LTD
HABZEE UK SERVICES LTD
O2 MERSINI LTD

+1 more

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

37.9

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,416m
Crossrail 2 route19,184m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,757 nationally

1,958

Est. population

8,063/km²

55%

Employed

26%

Degree educated

£32,000

Median income

7.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

36%
22%
21%
14%
Under 1836%
18–3422%
35–4921%
50–6414%
65+7%

Tenure

22%
55%
Own outright10%
Own (mortgage)22%
Private rent13%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

58%
16%
White British57%
White Other9%
Asian10%
Black16%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household38%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent55%
Private rent13%

vs. London

Income vs London-23.8%
Price vs London-22.7%

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
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)
2
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)

Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ100 homes
completed
adj, adj, Hilldene Avenue, Hilldene Close, Harold Hill, RM3 8DL21 homes
completed
Land between 52-64, Land between 52-64, Daventry Road, Romford, RM3 7QT4 homes
completed
Garages rear of 17-25, Garages rear of 17-25, Bridgwater Road, Romford, RM3 7UB3 homes
completed
(Briar Site 1A) Garage/ Parking Court, (Briar Site 1A) Garage/ Parking Court, Pimpernel Way, Romford, RM3 8BT3 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 (£402,000)

£7,600

Standard buyer

£0

First-time buyer

Save £7,600

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM3 7UB

Full postcodeRM3 7UB
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.607185
Longitude0.215783
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