Harold Wood · Havering · Hornchurch and Upminster constituency · 51.59871, 0.23069

RM3 8QU— Harold Wood, Havering

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

The family fortress

 

Schools 100%Safety 86/100Transport 43/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
86
Schools
95
Transport
43
Environment
67
Investment
39

The bottom line

RM3 8QU 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 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 8QU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for RM3 8QU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM3 8QU 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 · 7 min walk

KS2: 103.8

★★★

Secondary

Redden Court School

Outstanding · Inspected Oct 2022 · 17 min walk

P8: +0.32A8: 51.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 187 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.5 incidents per 1,000 residents

Better than 75% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Robbery4%
Drug offences1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 497m

Crime is 47% 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£5,882/m²
Price per ft²£546/ft²
Avg floor area73.2 m²

EPC breakdown

C
4%
D
7%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 15%Terraced 85%

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£183,000
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, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.8%

Total change

+624%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-32.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached15%
Terraced85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£79k+36.2%1.5
Post-dot-com plateau2001–2003£80k£135k+68.8%1.3
Pre-crash peak2006–2006£161k£161k+0%2
GFC & correction2011–2011£162k£162k+0%2
Help-to-Buy recovery2013–2013£216k£216k+0%2
Rate-rise correction2022–2023£458k£345k-24.7%1
Current market2025–2026£440k£420k-4.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
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 StationElizabeth line line
7.7 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

28

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria69 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 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 park617m
Santander docks (800m)0
Nearest cycle dock16.8 km

Nearby car parks

🅿️
Harold Wood Station
636m

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
NoiseHIGH
road
Noisier 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 AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.9 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 GREEN WOOD PRACTICE

89 GUBBINS LANE, HAROLD WOOD, RM3 0DR

5 min walk

63%

Recommend GP

63%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.4 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

172

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 599 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

604m

Post office

Nearby shops

Williams Bakery601 m
Nisa Local609 m
Select Convenience727 m
Bargain Booze727 m

Nearby cafes

Station Cafe601 m
Pulp Kitchen724 m
Cafe 90804 m

Nearby restaurants

Bombay Palace600 m
The Frying Pan601 m
Bamboo Garden604 m
The Good Year761 m

Nearby pubs

The Morris Dancer60 m
The King Harold599 m
The Saxon King707 m
William The Conqueror811 m

Nearby pharmacies

Boots764 m

Nearby health

Abbamoor Surgery910 m
Dr B. Saheecha & Dr N. Saheecha920 m
The Robins Surgery939 m
Central Park Surgery957 m
Food hygiene (5-star)73% of 26

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

EUROPEVANS LIMITED
OLIVER VENTURES LTD

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

56.3

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,532m
Crossrail 2 route20,135m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,174 nationally

2,001

Est. population

6,496/km²

61%

Employed

36%

Degree educated

£36,100

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

19%
21%
20%
18%
21%
Under 1819%
18–3421%
35–4920%
50–6418%
65+21%

Tenure

39%
35%
19%
Own outright39%
Own (mortgage)35%
Private rent19%
Social rent7%
Shared ownership0%

Ethnicity

66%
White British67%
White Other10%
Asian12%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household20%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
1
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 OPPOSITE, 5-27, LAND OPPOSITE, 5-27, ST NEOTS ROAD, BARNSLEY ROAD (2-20), RM342 homes
completed
STEARS LODGE, STEARS LODGE, AVENUE ROAD, RM322 homes
completed
Beehive Court, Beehive Court, Gubbins Lane, Romford, RM3 0RS11 homes
completed
Beehive Court, Beehive Court, Gubbins Lane, Arundel Road, Romford, RM3 0RS8 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 8QU

Full postcodeRM3 8QU
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.598710
Longitude0.230691
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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