Gooshays · Havering · Hornchurch and Upminster constituency · 51.60910, 0.21606

RM3 7UP— Gooshays, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
81
Schools
60
Transport
9
Environment
62
Investment
36

The bottom line

RM3 7UP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 7UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-23.8% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for RM3 7UP

🛡️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 7UP 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 · 7 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 21 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 193 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.3 incidents per 1,000 residents

Better than 53% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour24%
Other20%
Drug offences11%
Vehicle crime10%
Burglary2%
Theft1%
Robbery1%

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 · 1.3km

Crime is 6% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM3 district median

£410,000

Based on 191 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,469/m²
Price per ft²£415/ft²
Avg floor area41.1 m²

EPC breakdown

C
3%
D
8%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Flat 89%Other 11%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£102,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2002–2020 · CAGR

+4.9%

Total change

+138%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+7.88

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£70k£70k+0%2
Pre-crash peak2007–2007£98k£98k+0%1
Help-to-Buy recovery2014–2016£115k£150k+30.4%1
Brexit uncertainty2019–2019£152k£152k+0%1
Pandemic surge2020–2020£166k£166k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
4.9%
District
6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
27 min walk
Harold WoodNational Rail
27 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
39 min walk
Romford Rail StationLiberty · Elizabeth line
56 min walk
Emerson Park Rail StationLiberty
56 min walk
No bus stops within 400m

36

Walkability score

79

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park261m
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 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: 22.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Curtismill Green SSSI — 4.4 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

9 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Alderman (459 m)

Nearest supermarketCo-op Food · 300 m
4 tennis courts2 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)

361m

Post office

Nearby shops

The Greengrocer's291 m
Pound Town297 m
Paul's Traditional Shoppe333 m
Sainsbury's Local387 m

Nearby cafes

Coffee Central314 m

Nearby restaurants

Greggs297 m
Fish n' Chick'n327 m
Pinnacle Grill & Restaurant340 m
McDonald's1.0 km

Nearby pubs

The Alderman459 m
Deers Rest897 m

Nearby gyms

Central Park Leisure Centre581 m
Noak Hill Sports Complex594 m

Nearby pharmacies

Boots356 m

Nearby health

Central Park Surgery671 m
The Robins Surgery681 m
Dr B. Saheecha & Dr N. Saheecha696 m
Abbamoor Surgery705 m
Food hygiene (5-star)40% 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

E

High street health

Registered businesses

GASHI AL LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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
Sales last 12 months0

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

4/100

Velocity score

Future outlook

27.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,580m
Crossrail 2 route19,227m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,598 nationally

1,860

Est. population

16,375/km²

59%

Employed

25%

Degree educated

£32,000

Median income

7.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

43

Community stability

Age profile

35%
23%
19%
17%
Under 1835%
18–3423%
35–4919%
50–6417%
65+7%

Tenure

20%
14%
50%
Own outright11%
Own (mortgage)20%
Private rent14%
Social rent50%
Shared ownership4%
Rent free0%

Ethnicity

65%
13%
White British65%
White Other10%
Asian5%
Black13%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine30%
No car household34%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent50%
Private rent14%

vs. London

Income vs London-23.8%

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
LAND OFF, LAND OFF, NORTH HILL DRIVE, WHITCHURCH ROAD, RM3 939 homes
completed
adj, adj, Hilldene Avenue, Hilldene Close, Harold Hill, RM3 8DL21 homes
completed
Land to North of 90, Land to North of 90, North Hill Drive, Romford, RM3 9AG9 homes
completed
Garages rear of 17-25, Garages rear of 17-25, Bridgwater Road, Romford, RM3 7UB3 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 7UP

Full postcodeRM3 7UP
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.609104
Longitude0.216064
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
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