Heaton · Havering · Hornchurch and Upminster constituency · 51.60265, 0.22283

RM3 8LT— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 79/100Transport 14/100Yield 3.80%

Best for: Families

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

Liveability
49
Safety
79
Schools
90
Transport
14
Environment
70
Investment
46

The bottom line

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

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 8LT

🛡️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 8LT 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 · 2 min walk

KS2: 102.8

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 18 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 · 188 min walk

4 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 478m

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area107.8 m²

EPC breakdown

C
4%
D
1%

Based on 5 properties · Confidence: low

Street mix

Semi 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£269,500
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, filled cavity
RoofPitched, 100 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

1997–2022 · CAGR

+9%

Total change

+760%

Market Activity

Price Velocity & Acceleration

Current Velocity

+244.9%

per year

Acceleration

+251.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£75k£75k+0%1
Post-dot-com plateau2001–2001£112k£112k+0%1
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2008–2012£195k£201k+3.1%1
Help-to-Buy recovery2013–2013£187k£187k+0%1
Rate-rise correction2022–2022£645k£645k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
15.7 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
32 min walk
Emerson Park Rail StationLiberty
47 min walk
Romford Rail StationElizabeth line · Liberty
52 min walk
No bus stops within 400m

27

Walkability score

84

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 park181m
Santander docks (800m)0
Nearest cycle dock16.3 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 AONB40% green spaceTree canopy: 10%
More green space than 92% 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

9

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.2 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

245

Parks (1km)

3

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 (412 m)

Nearest supermarketCo-op Food · 558 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)

497m

Post office

Nearby shops

Sainsbury's Local472 m
Paul's Traditional Shoppe525 m
Pound Town563 m
The Greengrocer's567 m

Nearby cafes

Coffee Central545 m

Nearby restaurants

Pinnacle Grill & Restaurant518 m
Greggs561 m
Fish n' Chick'n569 m

Nearby pubs

The Alderman412 m
The Morris Dancer647 m

Nearby gyms

Central Park Leisure Centre589 m

Nearby pharmacies

Boots502 m

Nearby health

Abbamoor Surgery411 m
Dr B. Saheecha & Dr N. Saheecha418 m
The Robins Surgery432 m
Central Park Surgery449 m
Food hygiene (5-star)43% of 75

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
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

1 STERLING PROPERTIES LTD
DRNCHD LIMITED
ETNA ACCOUNTING LTD
F&K CAPITAL LTD
STORM LEGION HOLDINGS LTD

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 score13/100
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

13.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,420m
Crossrail 2 route19,622m

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)
7
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
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 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
Garages and land to rear of 51-63, Garages and land to rear of 51-63, Kingsbridge Road, Harold Hill, RM3 8PA3 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 8LT

Full postcodeRM3 8LT
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.602645
Longitude0.222826
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

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Agency
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