Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59743, 0.22765

RM3 8PQ— Harold Wood, Havering

Location and area intelligence for RM3 8PQ, Harold Wood, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
84
Schools
95
Transport
39
Environment
61
Investment
37

The bottom line

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

The catches: high noise levels nearby and 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 8PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for RM3 8PQ

🛡️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 8PQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mead Primary School

Good · Inspected Jul 2024 · 9 min walk

KS2: 103.8

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 16 min walk

P8: +0.32A8: 51.0

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 · 184 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour20%
Vehicle crime9%
Drug offences4%
Burglary4%
Theft2%
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 · 304m

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,509/m²
Price per ft²£512/ft²
Avg floor area100.1 m²

EPC breakdown

C
9%
D
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 85%Terraced 2%Detached 13%

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£250,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsTimber frame, as built, insulated (assumed)
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

2000–2025 · CAGR

+5.1%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

+31.73

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 48 sales

Property Type Mix

Total: 48 sales

Detached12.5%
Semi-detached85.4%
Terraced2.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£156k£156k+0%14
Post-dot-com plateau2001–2004£142k£225k+58.4%4
Pre-crash peak2005–2007£211k£250k+18.7%2
GFC & correction2008–2009£250k£222k-11%2.5
Help-to-Buy recovery2014–2015£314k£285k-9.2%1
Brexit uncertainty2017–2019£390k£423k+8.3%1
Pandemic surge2020–2021£446k£697k+56.2%1.5
Rate-rise correction2023–2023£510k£510k+0%2
Current market2025–2025£536k£536k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
5.3%
District
5.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Harold Wood Rail StationElizabeth line line
7.7 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

21

Walkability score

55

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park367m
Santander docks (800m)0
Nearest cycle dock16.5 km

Nearby car parks

🅿️
Harold Wood Station
645m

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
NoiseHIGH
road
Noisier 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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.8 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

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

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

6 min walk

74%

Recommend GP

74%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 583 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

602m

Post office

Nearby shops

Nisa Local576 m
Williams Bakery614 m
Bargain Booze677 m
Select Convenience678 m

Nearby cafes

Station Cafe609 m
Pulp Kitchen681 m
Cafe 901.0 km

Nearby restaurants

Bamboo Garden594 m
The Frying Pan618 m
Bombay Palace623 m
Greggs753 m

Nearby pubs

The Morris Dancer272 m
The King Harold637 m
William The Conqueror1.0 km

Nearby gyms

Central Park Leisure Centre1.2 km

Nearby pharmacies

Boots987 m

Nearby health

Abbamoor Surgery980 m
Dr B. Saheecha & Dr N. Saheecha990 m
The Robins Surgery1.0 km
Central Park Surgery1.0 km
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HALCYON INNOVATIONS LTD
SHWISH LTD
VIA BRANDS LTD

Investment

Investment grade, yield and market outlook

37

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 score14/100
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

8/100

Velocity score

Future outlook

40.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,280m
Crossrail 2 route19,917m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,942 nationally

1,817

Est. population

5,305/km²

67%

Employed

27%

Degree educated

£36,300

Median income

3.8%

Claimant rate

SuburbanMedium densityMixed

54

Community stability

Age profile

26%
19%
24%
21%
Under 1826%
18–3419%
35–4924%
50–6421%
65+11%

Tenure

24%
42%
22%
Own outright24%
Own (mortgage)42%
Private rent13%
Social rent22%
Shared ownership0%

Ethnicity

65%
White British65%
White Other12%
Asian9%
Black9%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household19%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent22%
Private rent13%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
2
Planning apps (3 years)
8
Local approval rate
50%
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
810 homes · Former Harold Wood Hospital, Former Harold Wood Hospital, Gubbins Lane, Harold Wood, RM3 OBE
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 20-24, Land to rear of 20-24, Leyburn Crescent, Harold HIll, RM3 8RP2 homes
completed
Garages and land to rear of 16-18, Garages and land to rear of 16-18, Halesworth Close, Harold Hill, RM3 8YA2 homes
completed
28, 28, Layburn Crescent, Romford, RM3 8RP1 homes
completed
Land adjacent 50, Land adjacent 50, Camborne Avenue, Harold Hill, RM3 8QP1 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

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Key facts for RM3 8PQ

Full postcodeRM3 8PQ
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.597428
Longitude0.227654
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
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Mail
Food Standards
Agency
Ofcom
Met
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Ordnance
Survey