The bottom line
RM3 8AY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: 66 min to canary wharf — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how RM3 8AY scores on each.
Toggle a question above to see how RM3 8AY meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for RM3 8AY
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Postcode Personality
How RM3 8AY has changed
Schools
Nearest schools and Ofsted ratings
Schools
Nearest schools and Ofsted ratings
90
Education score
Primary
Broadford Primary School
Good · Inspected Nov 2023 · 5 min walk
Secondary
Drapers' Academy
Not yet inspected · Inspected Mar 2025 · 18 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 190 min walk
6 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
147.6 incidents per 1,000 residents
+146% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
0
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Harold Hill Fire Station · 817m
Crime is +127% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 2 properties · Confidence: very_low
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2016–2022 · CAGR
+4.5%
Total change
+30%
Market Activity
Price Velocity & Acceleration
Current Velocity
+9.9%
per year
Acceleration
-8.47
change in velocity
Market State
Steady growth
Price Distribution
P25: £150k–£175k · P75: £175k–£200k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Help-to-Buy recovery | 2016–2016 | £150k | £150k | +0% | 1 |
| Pandemic surge | 2020–2020 | £178k | £178k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £195k | £195k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL
Nearby stations
33
Walkability score
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
12
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Energy
Ground stability
Insurance risk
Cost band
Flood risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE SAHEECHA'S PRACTICES
HEALTH CENTRE, GOOSHAYS DRIVE, HAROLD HILL, RM3 9SU
4 min walk
9
GPs within 1km
0
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
270
Parks (1km)
3
Restaurants (800m)
1
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
1
Sports (1km)
4
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
149m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
35
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
3.4
Price growth score
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 2,757 nationally
1,958
Est. population
55%
Employed
26%
Degree educated
£32,000
Median income
7.3%
Claimant rate
44
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Politics
Local councillors and MP
Politics
Local councillors and MP
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