Heaton · Havering · Hornchurch and Upminster constituency · 51.60060, 0.22920

RM3 8PX— Heaton, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 32/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
90
Transport
32
Environment
67
Investment
46

The bottom line

RM3 8PX 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 catch: 66 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 8PX

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 8PX

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

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Postcode Personality

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“The family fortress”

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How RM3 8PX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mead Primary School

Good · Inspected Jul 2024 · 4 min walk

KS2: 103.8

—

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 8 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

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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 463m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area85.8 m²

EPC breakdown

D
17%
E
2%

Based on 19 properties · Confidence: medium

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£214,500
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)
RoofFlat, no insulation (assumed)
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

1995–2023 · CAGR

+6.8%

Total change

+537%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-63.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£57k£69k+22.1%1
Post-dot-com plateau2004–2004£176k£176k+0%2
GFC & correction2011–2011£129k£129k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%1
Brexit uncertainty2019–2019£390k£390k+0%1
Rate-rise correction2023–2023£360k£360k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationElizabeth line line
10.5 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

24

Walkability score

100

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park540m
Santander docks (800m)0
Nearest cycle dock16.7 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 waterLOW
Low
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: 22.9 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.1 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

PETERSFIELD SURGERY

70 PETERSFIELD AVENUE, HAROLD HILL, RM3 9PD

8 min walk

79%

Recommend GP

79%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

193

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: The Good Year (631 m)

Nearest supermarketCo-op Food · 832 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

838m

Post office

Nearby shops

Williams Bakery835 m
Nisa Local840 m
Select Convenience956 m
Bargain Booze957 m

Nearby cafes

Cafe 90653 m
Station Cafe835 m
Pulp Kitchen954 m

Nearby restaurants

The Good Year631 m
Bombay Palace834 m
The Frying Pan835 m
Bamboo Garden837 m

Nearby pubs

The Morris Dancer175 m
The Saxon King643 m
William The Conqueror651 m
The King Harold833 m

Nearby gyms

Central Park Leisure Centre879 m

Nearby pharmacies

Boots636 m

Nearby health

Abbamoor Surgery676 m
Dr B. Saheecha & Dr N. Saheecha686 m
The Robins Surgery705 m
Central Park Surgery723 m
Food hygiene (5-star)60% of 30

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

E

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 score15/100
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

30

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,593m
Crossrail 2 route20,045m

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)
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
Garages and land to rear of 51-63, Garages and land to rear of 51-63, Kingsbridge Road, Harold Hill, RM3 8PA3 homes
completed
Land to rear of 55-57, Land to rear of 55-57, Amersham Road, Harold Hill, RM3 9HX3 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
9, 9, Harlesden Road, Harold Hill, RM3 9HT2 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 8PX

Full postcodeRM3 8PX
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.600600
Longitude0.229195
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