Heaton · Havering · Hornchurch and Upminster constituency · 51.60262, 0.22462

RM3 8JT— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 15/100Yield 3.92%

Best for: Families

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

Liveability
49
Safety
78
Schools
90
Transport
15
Environment
75
Investment
39

The bottom line

RM3 8JT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £397,500 median — 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 8JT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-23.6% vs London avg
vs London income-23.8% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for RM3 8JT

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

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“The family fortress”

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How RM3 8JT 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 · 3 min walk

KS2: 102.8

—

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 189 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 478m

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£397,500

Median sale price

24% below London median

£397,500 is 24% below the London median (£520,000)

-19.5%

This year

Terraced

Dominant type

Price history

5-year change
+73.7%
Sales (24 months)6
New build0.0%
Avg terraced£410,000
Avg flat£225,000
Price per m²£5,599/m²
Price per ft²£520/ft²
Avg floor area73.1 m²

EPC breakdown

C
16%
D
22%
E
4%

Based on 42 properties · Confidence: high

Street mix

Semi 15%Terraced 61%Flat 24%

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

Stamp duty

Standard buyer£7,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.4×

Price-to-income

£1,988/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,750
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,366
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

+22.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached16.3%
Terraced62.8%
Flat/maisonette20.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£86k+72%1.2
Post-dot-com plateau2001–2004£89k£110k+24.3%2.7
Pre-crash peak2005–2007£167k£176k+5.7%2.7
GFC & correction2008–2008£155k£155k+0%1
Help-to-Buy recovery2013–2016£193k£170k-11.7%1.2
Brexit uncertainty2017–2018£310k£253k-18.5%2
Rate-rise correction2022–2023£383k£390k+1.8%1
Current market2024–2026£390k£330k-15.4%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
5.8%
District
6.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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

Nearby stations

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

26

Walkability score

92

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 park298m
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: 22.7 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

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): 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.3 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

226

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alderman (507 m)

Nearest supermarketCo-op Food · 637 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)

573m

Post office

Nearby shops

Sainsbury's Local555 m
Paul's Traditional Shoppe601 m
Pound Town637 m
The Greengrocer's646 m

Nearby cafes

Coffee Central620 m
Cafe 90736 m

Nearby restaurants

Pinnacle Grill & Restaurant594 m
Fish n' Chick'n625 m
Greggs641 m
The Good Year761 m

Nearby pubs

The Alderman507 m
The Morris Dancer550 m
William The Conqueror714 m

Nearby gyms

Central Park Leisure Centre584 m

Nearby pharmacies

Boots583 m

Nearby health

Abbamoor Surgery386 m
Dr B. Saheecha & Dr N. Saheecha395 m
The Robins Surgery412 m
Central Park Surgery431 m
Food hygiene (5-star)46% of 69

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

4T HOMES SERVICES LIMITED
FELA AND FRIENDS LTD
MOJADEL COMPANY LIMITED
REDEEMED CHRISTIAN CHURCH OF GOD THE CHAPEL OF COURAGE

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score12/100
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

24.7

Price growth score

E
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,509m
Crossrail 2 route19,745m

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%
Price vs London-23.6%

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)
2
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)
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, Gooshays Drive, West of Central Park, North of Petersfield Avenue, Harold Hill, RM3 9LB242 homes
completed
Land at Gooshays Gardens, Land at Gooshays Gardens, Dewsbury Road, Romford, RM3 8PS45 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 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£397,500)

£7,375

Standard buyer

£0

First-time buyer

Save £7,375

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM3 8JT

Full postcodeRM3 8JT
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.602620
Longitude0.224615
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