Heaton · Havering · Hornchurch and Upminster constituency · 51.60696, 0.22074

RM3 8QF— Heaton, Havering

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

 

Schools 100%Safety 68/100Transport 9/100Yield 3.80%

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
68
Schools
60
Transport
9
Environment
74
Investment
45

The bottom line

RM3 8QF 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 8QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-23.8% vs London avg
vs London crime+127.0% vs London avg

Deep-dive guides for RM3 8QF

🛡️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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How RM3 8QF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Drapers' Brookside Junior School

Not yet inspected · 4 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 17 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 · 192 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

147.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+146% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour20%
Drug offences7%
Robbery5%
Vehicle crime5%
Burglary4%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 974m

Crime is +127% above London average

Property

Prices, sales volume and market trends

Avg floor area105.5 m²

EPC breakdown

B
18%
C
1%

Based on 19 properties · Confidence: medium

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£263,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,594
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

Nearby stations

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

42

Walkability score

65

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock16.2 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 waterMEDIUM
Medium
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 AONB51% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.9 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 6

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

4 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

256

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 167 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)

125m

Post office

Nearby shops

Paul's Traditional Shoppe128 m
Pound Town139 m
Sainsbury's Local162 m
The Greengrocer's170 m

Nearby cafes

Coffee Central134 m

Nearby restaurants

Fish n' Chick'n76 m
Pinnacle Grill & Restaurant127 m
Greggs168 m

Nearby pubs

The Alderman229 m
Deers Rest1.1 km

Nearby gyms

Central Park Leisure Centre261 m

Nearby pharmacies

Boots152 m

Nearby health

Central Park Surgery286 m
The Robins Surgery292 m
Dr B. Saheecha & Dr N. Saheecha304 m
Abbamoor Surgery311 m
Food hygiene (5-star)37% of 74

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

A

High street health

Investment

Investment grade, yield and market outlook

45

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 score11/100
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

4.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,644m
Crossrail 2 route19,522m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,757 nationally

1,958

Est. population

8,063/km²

55%

Employed

26%

Degree educated

£32,000

Median income

7.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

36%
22%
21%
14%
Under 1836%
18–3422%
35–4921%
50–6414%
65+7%

Tenure

22%
55%
Own outright10%
Own (mortgage)22%
Private rent13%
Social rent55%
Shared ownership0%
Rent free0%

Ethnicity

58%
16%
White British57%
White Other9%
Asian10%
Black16%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household38%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent55%
Private rent13%

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)
2
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)

Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ100 homes
completed
Land at, Land at, Chippenham Gardens, East Dene Drive, Harold Hill, RM3 8YZ72 homes
completed
Land at Gooshays Gardens, Land at Gooshays Gardens, Dewsbury Road, Romford, RM3 8PS45 homes
completed
adj, adj, Hilldene Avenue, Hilldene Close, Harold Hill, RM3 8DL21 homes
completed
Land to North of 90, Land to North of 90, North Hill Drive, Romford, RM3 9AG9 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 8QF

Full postcodeRM3 8QF
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.606956
Longitude0.220740
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