Heaton · Havering · Hornchurch and Upminster constituency · 51.60204, 0.21493

RM3 8BX— Heaton, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 10/100Yield 3.80%

Best for: Families

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

Liveability
45
Safety
79
Schools
90
Transport
10
Environment
61
Investment
45

The bottom line

RM3 8BX offers exceptional schools (100% Good/Outstanding) and low crime — 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 8BX

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+14.0% vs London avg

Deep-dive guides for RM3 8BX

🛡️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 8BX 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 · 6 min walk

KS2: 102.8

—

Secondary

The Royal Liberty School

Not yet inspected · 23 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 · 184 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.4 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour27%
Vehicle crime6%
Drug offences1%
Robbery1%
Theft1%
Burglary1%

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 · 723m

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area79.4 m²

EPC breakdown

C
8%
D
18%
E
1%
F
2%

Based on 29 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£198,500
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, no 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

1997–2022 · CAGR

+6.2%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

-67.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£66k+1.9%1
Post-dot-com plateau2002–2004£107k£165k+54.2%1
Pre-crash peak2005–2007£149k£160k+7.4%1
GFC & correction2010–2010£120k£120k+0%1
Help-to-Buy recovery2015–2015£233k£233k+0%1
Rate-rise correction2022–2022£294k£294k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
19.6 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
29 min walk
Emerson Park Rail StationLiberty
47 min walk
Romford Rail StationElizabeth line · Liberty
47 min walk
No bus stops within 400m

33

Walkability score

259

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park301m
Santander docks (800m)0
Nearest cycle dock15.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterHIGH
High
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: 22.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting 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

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

4 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)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alderman (450 m)

Nearest supermarketCo-op Food · 581 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

572m

Post office

Nearby shops

Sainsbury's Local527 m
Budgens561 m
The Greengrocer's588 m
Paul's Traditional Shoppe589 m

Nearby cafes

Coffee Central600 m
Cafe on the corner1.1 km

Nearby restaurants

McDonald's305 m
Greggs583 m
Pinnacle Grill & Restaurant584 m
Fish n' Chick'n693 m

Nearby pubs

The Alderman450 m

Nearby gyms

Central Park Leisure Centre914 m

Nearby pharmacies

Boots551 m
Crescent Pharmacy795 m

Nearby health

Abbamoor Surgery831 m
Dr B. Saheecha & Dr N. Saheecha832 m
The Robins Surgery835 m
Central Park Surgery844 m
Food hygiene (5-star)44% of 57

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLUEPRINT CONSULT LTD
MATURED LEADERSHIP CONSULT LIMITED
RAWHAIRLDN LIMITED
ZION GRACE CARE HOME LIMITED
ZION TRAVELS LIMITED

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 score12/100
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

7.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,975m
Crossrail 2 route19,071m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,129 nationally

1,855

Est. population

8,963/km²

57%

Employed

24%

Degree educated

£32,000

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

33%
17%
21%
17%
Under 1833%
18–3417%
35–4921%
50–6417%
65+12%

Tenure

15%
25%
48%
Own outright15%
Own (mortgage)25%
Private rent12%
Social rent48%
Shared ownership0%
Rent free0%

Ethnicity

62%
17%
White British62%
White Other8%
Asian7%
Black17%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine31%
No car household30%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Social rent48%
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)
5
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
100 homes · Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ
Pipeline pressure
NONE

Named schemes (500m)

Briar Road Shop Site, Briar Road Shop Site, Briar Road, Romford, RM3 8AH46 homes
completed
Former car parking garages site, Former car parking garages site, Saddleworth Road, Romford, RM3 8XS13 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 Site10M)Parking Court and Open Space, (Briar Site10M)Parking Court and Open Space, between 48 & 50-68 Charlbury Crescent, r/o Okehampton Square, Romford, RM3 8YE6 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 8BX

Full postcodeRM3 8BX
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.602039
Longitude0.214926
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
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Transport
for London
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