Heaton · Havering · Hornchurch and Upminster constituency · 51.60129, 0.22763

RM3 8FP— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 19/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
49
Safety
78
Schools
90
Transport
19
Environment
75
Investment
36

The bottom line

RM3 8FP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 8FP

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+25.0% vs London avg

Deep-dive guides for RM3 8FP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM3 8FP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mead Primary School

Good · Inspected Jul 2024 · 4 min walk

KS2: 103.8

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 16 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 · 188 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+35% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour23%
Other23%
Vehicle crime11%
Drug offences8%
Burglary8%
Theft0%
Robbery0%

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 · 430m

Crime is +25% above London average

Property

2 Jul

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£3,750/m²
Price per ft²£348/ft²
Avg floor area112 m²

EPC breakdown

B
3%

Based on 3 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£280,000
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.19 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band AAnnual charge £1,366
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £400k–£450k · P75: £400k–£450k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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 StationElizabeth line line
11.8 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

18

Walkability score

103

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park491m
Santander docks (800m)0
Nearest cycle dock16.6 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: 22.8 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 10%
More green space than 97% of London

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): 3

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

7 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: The Good Year (654 m)

Nearest supermarketCo-op Food · 944 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)

953m

Post office

Nearby shops

Sainsbury's Local809 m
Paul's Traditional Shoppe851 m
Pound Town887 m
The Greengrocer's898 m

Nearby cafes

Cafe 90658 m
Coffee Central870 m
Station Cafe952 m
Pulp Kitchen1.1 km

Nearby restaurants

The Good Year654 m
Pinnacle Grill & Restaurant845 m
Fish n' Chick'n866 m
Greggs893 m

Nearby pubs

The Morris Dancer299 m
William The Conqueror648 m
The Saxon King705 m
The Alderman763 m

Nearby gyms

Central Park Leisure Centre769 m

Nearby pharmacies

Boots659 m

Nearby health

Abbamoor Surgery564 m
Dr B. Saheecha & Dr N. Saheecha574 m
The Robins Surgery593 m
Central Park Surgery611 m
Food hygiene (5-star)45% of 38

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

TRADERS GROUP LTD

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 score11/100
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

24.9

Price growth score

E
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,563m
Crossrail 2 route19,942m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,110 nationally

1,642

Est. population

13,049/km²

59%

Employed

24%

Degree educated

£32,000

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

46

Community stability

Age profile

27%
22%
22%
19%
Under 1827%
18–3422%
35–4922%
50–6419%
65+10%

Tenure

14%
24%
14%
47%
Own outright14%
Own (mortgage)24%
Private rent14%
Social rent47%
Rent free0%

Ethnicity

64%
White British64%
White Other12%
Asian6%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine27%
No car household34%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent47%
Private rent14%

vs. London

Income vs London-23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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)
0
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 TO THE EAST OF, LAND TO THE EAST OF, SPILSBY ROAD, RM397 homes
completed
Land to rear of 55-57, Land to rear of 55-57, Amersham Road, Harold Hill, RM3 9HX3 homes
completed
Garages and land to rear of 51-63, Garages and land to rear of 51-63, Kingsbridge Road, Harold Hill, RM3 8PA3 homes
completed
9, 9, Harlesden Road, Harold Hill, RM3 9HT2 homes
completed
Land to rear of 20-24, Land to rear of 20-24, Leyburn Crescent, Harold HIll, RM3 8RP2 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 8FP

Full postcodeRM3 8FP
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.601286
Longitude0.227626
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
Survey