Heaton · Havering · Hornchurch and Upminster constituency · 51.59990, 0.22458

RM3 8FR— Heaton, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 22/100Yield 3.80%

Best for: Families

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

Liveability
48
Safety
78
Schools
95
Transport
22
Environment
62
Investment
46

The bottom line

RM3 8FR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 8FR

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 8FR

🛡️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 8FR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Broadford Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 102.8

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 20 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 185 min walk

3 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 · 184m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area112.3 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£280,750
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

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

16

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria76 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City66 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park424m
Santander docks (800m)0
Nearest cycle dock16.4 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: 22.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.0 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

9 min walk

75%

Recommend GP

75%

Overall GP experience

12

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

199

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Morris Dancer (407 m)

No restaurants within 800m — nearest: Greggs (804 m)

Nearest supermarketCo-op Food · 882 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

824m

Post office

Nearby shops

Budgens627 m
Sainsbury's Local795 m
Paul's Traditional Shoppe852 m
Pound Town890 m

Nearby cafes

Coffee Central872 m

Nearby restaurants

Greggs804 m
Pinnacle Grill & Restaurant845 m
Fish n' Chick'n898 m

Nearby pubs

The Morris Dancer407 m
The Alderman728 m
William The Conqueror904 m

Nearby gyms

Central Park Leisure Centre887 m

Nearby pharmacies

Boots826 m

Nearby health

Abbamoor Surgery689 m
Dr B. Saheecha & Dr N. Saheecha698 m
The Robins Surgery715 m
Central Park Surgery734 m
Food hygiene (5-star)44% of 43

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

46

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

11.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,303m
Crossrail 2 route19,721m

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)
6
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 adjacent 6, Land adjacent 6, Camborne Avenue, Romford, RM3 8QP9 homes
completed
Land at corner of junction between, Land at corner of junction between, Camborne Avenue, Faringdon Avenue, Harold Hill, RM3 8RH7 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
Garages and land to rear of 181-189, Garages and land to rear of 181-189, Faringdon Avenue, Romford, RM3 8JT2 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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Compare Havering with nearby boroughs:

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Key facts for RM3 8FR

Full postcodeRM3 8FR
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.599896
Longitude0.224583
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