Heaton · Havering · Hornchurch and Upminster constituency · 51.60552, 0.21520

RM3 8HB— Heaton, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 9/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
47
Safety
79
Schools
90
Transport
9
Environment
61
Investment
39

The bottom line

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

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+15.0% vs London avg

Deep-dive guides for RM3 8HB

🛡️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 8HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Ursula's Catholic Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 107.0

—

Secondary

The Royal Liberty School

Not yet inspected · 28 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 · 188 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.0 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+25% vs borough

Crime by type

Violence & sexual offences32%
Other24%
Anti-social behaviour23%
Vehicle crime8%
Drug offences7%
Theft3%
Burglary2%
Robbery1%

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 · 983m

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£3,080/m²
Price per ft²£286/ft²
Avg floor area100.2 m²

EPC breakdown

C
13%
D
9%
E
4%
F
4%

Based on 30 properties · Confidence: high

Street mix

Semi 12%Terraced 88%

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£250,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1997–2025 · CAGR

+5.6%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.9%

per year

Acceleration

-39.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached12%
Terraced88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£65k£65k+0%1
Post-dot-com plateau2001–2004£76k£154k+102.6%1
Pre-crash peak2006–2007£155k£230k+48.4%2
GFC & correction2008–2009£182k£127k-30.2%1
Help-to-Buy recovery2015–2016£230k£260k+13%3
Brexit uncertainty2017–2019£282k£300k+6.4%1
Pandemic surge2020–2020£290k£290k+0%1
Rate-rise correction2023–2023£318k£318k+0%2
Current market2024–2025£378k£299k-20.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Terraced-1.4% α
Local
2.4%
District
3.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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

Nearby stations

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

41

Walkability score

147

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock15.8 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: 22.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.8 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

8 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

256

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 261 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

292m

Post office

Nearby shops

Sainsbury's Local262 m
The Greengrocer's263 m
Paul's Traditional Shoppe291 m
Pound Town296 m

Nearby cafes

Coffee Central292 m

Nearby restaurants

Greggs261 m
Pinnacle Grill & Restaurant290 m
Fish n' Chick'n391 m
McDonald's627 m

Nearby pubs

The Alderman245 m

Nearby gyms

Central Park Leisure Centre677 m
Noak Hill Sports Complex855 m

Nearby pharmacies

Boots264 m
Crescent Pharmacy1.2 km

Nearby health

The Robins Surgery673 m
Central Park Surgery674 m
Dr B. Saheecha & Dr N. Saheecha679 m
Abbamoor Surgery683 m
Food hygiene (5-star)43% of 40

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

VL INTERIORS LTD

Investment

Investment grade, yield and market outlook

39

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

28.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,258m
Crossrail 2 route19,124m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,006 nationally

2,068

Est. population

7,074/km²

62%

Employed

31%

Degree educated

£32,000

Median income

5.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

30%
19%
23%
18%
Under 1830%
18–3419%
35–4923%
50–6418%
65+10%

Tenure

19%
35%
15%
29%
Own outright19%
Own (mortgage)35%
Private rent15%
Social rent29%
Shared ownership2%
Rent free1%

Ethnicity

56%
16%
White British56%
White Other12%
Asian9%
Black16%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household28%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Social rent29%
Private rent15%

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)
8
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)
2
Largest scheme
105 homes · Plot 2 Former Whitworth Centre, Plot 2 Former Whitworth Centre, Noak Hill Road, Harold Hill, RM3 7YA
Pipeline pressure
NONE

Named schemes (500m)

Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ100 homes
completed
adj, adj, Hilldene Avenue, Hilldene Close, Harold Hill, RM3 8DL21 homes
completed
Former car parking garages site, Former car parking garages site, Saddleworth Road, Romford, RM3 8XS13 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
(Briar Site 6A(1), Open Space and footways adj 43, (Briar Site 6A(1), Open Space and footways adj 43, Barberry Close, 1-12 Betony Road, 20-26 Lavender Close, & 8, 71, 73, 75 Coltsfoot Path, Romford, R5 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 8HB

Full postcodeRM3 8HB
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.605523
Longitude0.215197
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