Heaton · Havering · Hornchurch and Upminster constituency · 51.60080, 0.21734

RM3 8AS— Heaton, Havering

Location and area intelligence for RM3 8AS, Heaton, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 13/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
46
Safety
75
Schools
90
Transport
13
Environment
62
Investment
37

The bottom line

RM3 8AS 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 8AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-23.8% vs London avg
vs London crime+57.0% vs London avg

Deep-dive guides for RM3 8AS

🛡️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 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Broadford Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 102.8

—

Secondary

The Royal Liberty School

Not yet inspected · 22 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 · 183 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+70% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour20%
Drug offences13%
Vehicle crime12%
Burglary3%
Theft0%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 508m

Crime is +57% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,587/m²
Price per ft²£426/ft²
Avg floor area76.3 m²

EPC breakdown

B
7%
C
15%
D
23%
E
7%
G
1%

Based on 53 properties · Confidence: high

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, limited 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

+6.9%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-0.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 33 sales

Property Type Mix

Total: 33 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£59k+6.5%1
Post-dot-com plateau2001–2004£75k£126k+68.6%2
Pre-crash peak2006–2007£149k£163k+9.1%2.5
GFC & correction2011–2011£105k£105k+0%1
Help-to-Buy recovery2016–2016£228k£228k+0%2
Brexit uncertainty2017–2019£240k£270k+12.5%2.7
Pandemic surge2020–2020£265k£265k+0%1
Rate-rise correction2022–2023£315k£340k+7.9%1.5
Current market2024–2025£350k£360k+2.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.1%
District
6.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

36out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing11
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 Rail StationElizabeth line line
17 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
18 min walk
Harold WoodNational Rail
18 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
28 min walk
Emerson Park Rail StationLiberty
45 min walk
Romford Rail StationElizabeth line · Liberty
47 min walk
No bus stops within 400m

31

Walkability score

208

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park358m
Santander docks (800m)0
Nearest cycle dock15.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 22.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.2 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

237

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alderman (513 m)

Nearest supermarketCo-op Food · 673 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

643m

Post office

Nearby shops

Budgens412 m
Sainsbury's Local599 m
Paul's Traditional Shoppe666 m
The Greengrocer's681 m

Nearby cafes

Coffee Central682 m
Cafe on the corner969 m

Nearby restaurants

McDonald's415 m
Pinnacle Grill & Restaurant660 m
Greggs675 m
Fish n' Chick'n759 m

Nearby pubs

The Alderman513 m

Nearby gyms

Central Park Leisure Centre920 m

Nearby pharmacies

Boots628 m
Crescent Pharmacy721 m

Nearby health

Abbamoor Surgery793 m
Dr B. Saheecha & Dr N. Saheecha796 m
The Robins Surgery804 m
Central Park Surgery817 m
Food hygiene (5-star)51% of 77

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

ABDAP LIMITED
DDN RESOURCES (UK) LIMITED
DLD LOGISTICS LTD
IMAGES BY JUDITH LTD
P ENGINEERING LTD

+1 more

Investment

Investment grade, yield and market outlook

37

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 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

27.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,001m
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: 3,388 nationally

2,074

Est. population

10,471/km²

51%

Employed

25%

Degree educated

£32,000

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

34%
19%
20%
15%
Under 1834%
18–3419%
35–4920%
50–6415%
65+12%

Tenure

19%
57%
Own outright10%
Own (mortgage)19%
Private rent12%
Social rent57%
Shared ownership1%
Rent free1%

Ethnicity

56%
24%
White British56%
White Other9%
Asian6%
Black24%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine30%
No car household39%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent57%
Private rent12%

vs. London

Income vs London-23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
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)
1
Largest scheme
72 homes · Land at, Land at, Chippenham Gardens, East Dene Drive, Harold Hill, RM3 8YZ
Pipeline pressure
NONE

Named schemes (500m)

Briar Road Shop Site, Briar Road Shop Site, Briar Road, Romford, RM3 8AH46 homes
completed
(Briar Site 6A_2) Open space adj 8-26, (Briar Site 6A_2) Open space adj 8-26, Coltsfoot Path, 40-98 Barberry Close, Romford, RM3 8BH9 homes
completed
Briar Site (7a), Briar Site (7a), land at Clematis Close, Romford, RM3 8FW6 homes
completed
(Briar Site 6A(1), Open Space and footways adj 43, (Briar Site 6A(1), Open Space and footways adj 43, Barberry Close, 1-12 Betony Road, 20-26 Lavender Close, & 8, 71, 73, 75 Coltsfoot Path, Romford, R5 homes
completed
Garage Court adj to 1 & 13, Garage Court adj to 1 & 13, Jenny Path, And 36 Harebell Way, Briar Road, Romford, RM3 8AS4 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 8AS

Full postcodeRM3 8AS
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.600798
Longitude0.217335
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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