Heaton · Havering · Hornchurch and Upminster constituency · 51.60471, 0.22059

RM3 8BN— Heaton, Havering

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

 

Schools 100%Safety 68/100Transport 11/100Yield 3.80%

Best for: Families

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

Liveability
43
Safety
68
Schools
90
Transport
11
Environment
71
Investment
45

The bottom line

RM3 8BN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

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Location

RM3 8BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM3 8BN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How RM3 8BN 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

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 18 min walk

P8: -0.03A8: 42.7

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 · 189 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 734m

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area43.9 m²

EPC breakdown

C
4%
D
3%
E
1%

Based on 8 properties · Confidence: low

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£109,750
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

2011–2023 · CAGR

+6.1%

Total change

+104%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-84.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£93k£93k+0%1
Brexit uncertainty2019–2019£178k£178k+0%1
Rate-rise correction2023–2023£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
19.1 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
20 min walk
Harold WoodNational Rail
20 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
34 min walk
Emerson Park Rail StationLiberty
50 min walk
Romford Rail StationElizabeth line · Liberty
53 min walk
No bus stops within 400m

41

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria83 min ↑
Waterloo78 min ↑
Canary Wharf ★66 min
City72 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 park151m
Santander docks (800m)0
Nearest cycle dock16.2 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: 22.5 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 10%
More green space than 92% of London

Nearest SSSI: Hornchurch Cutting 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): 6

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

4 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

271

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 280 m
1 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)

221m

Post office

Nearby shops

Sainsbury's Local195 m
Paul's Traditional Shoppe249 m
Pound Town287 m
The Greengrocer's290 m

Nearby cafes

Coffee Central269 m

Nearby restaurants

Pinnacle Grill & Restaurant242 m
Greggs284 m
Fish n' Chick'n306 m
McDonald's798 m

Nearby pubs

The Alderman146 m

Nearby gyms

Central Park Leisure Centre432 m

Nearby pharmacies

Boots225 m

Nearby health

Dr B. Saheecha & Dr N. Saheecha342 m
Abbamoor Surgery342 m
The Robins Surgery344 m
Central Park Surgery352 m
Food hygiene (5-star)41% of 75

Business

Local businesses registered here

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

High street

A

High street health

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 score11/100
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

5.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,464m
Crossrail 2 route19,487m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
7
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
242 homes · Land to the East of, Land to the East of, Gooshays Drive, West of Central Park, North of Petersfield Avenue, Harold Hill, RM3 9LB
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Chippenham Gardens, East Dene Drive, Harold Hill, RM3 8YZ72 homes
completed
Land at Gooshays Gardens, Land at Gooshays Gardens, Dewsbury Road, Romford, RM3 8PS45 homes
completed
adj, adj, Hilldene Avenue, Hilldene Close, Harold Hill, RM3 8DL21 homes
completed
Rear of 206-220, Rear of 206-220, Bridgwater Road, Harold Hill, RM3 7TX8 homes
completed
Garages 4-12, 10-14, 50-82, 1-9 Woodlands House, Garages 4-12, 10-14, 50-82, 1-9 Woodlands House, Tansy Close, Dewsbury Road, Harold Hill, RM3 8DW5 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 8BN

Full postcodeRM3 8BN
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.604711
Longitude0.220587
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
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