Heaton · Havering · Hornchurch and Upminster constituency · 51.59871, 0.21624

RM3 8XB— Heaton, Havering

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 75/100Transport 17/100Yield 3.80%
Compare areas

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

Area score
47
Safety
75
Schools
90
Transport
17
Environment
61
Investment
45

Check your dealbreakers

Toggle the things that matter to you — see how RM3 8XB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM3 8XB meets your needs.

Location

RM3 8XB

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+57.0% vs London avg

Deep-dive guides for RM3 8XB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM3 8XB with:

How RM3 8XB 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 · 6 min walk

KS2: 102.8

—

Secondary

The Royal Liberty School

Not yet inspected · 19 min walk

P8: +0.54A8: 52.5

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 · 180 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+70% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour20%
Drug offences13%
Vehicle crime12%
Burglary3%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 508m

Crime is +57% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £350k–£400k · P75: £350k–£400k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£390k£390k+0%1

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

Nearby stations

Harold Wood Rail StationElizabeth line
17 min walk
Harold WoodNational Rail
17 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
25 min walk
Emerson Park Rail StationLiberty
42 min walk
Romford Rail StationElizabeth line · Liberty
44 min walk
No bus stops within 400m

27

Walkability score

237

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City65 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park400m
Santander docks (800m)0
Nearest cycle dock15.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 22.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.0 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 7

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

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

5 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

208

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Alderman (755 m)

Nearest supermarketCo-op Food · 912 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

886m

Post office

Nearby shops

Budgens181 m
Maps591 m
Sainsbury's Local841 m
Paul's Traditional Shoppe908 m

Nearby cafes

Cafe on the corner732 m
Coffee Central924 m

Nearby restaurants

McDonald's386 m
Greggs579 m
KFC632 m
Pinnacle Grill & Restaurant902 m

Nearby pubs

The Alderman755 m

Nearby gyms

Romford Hockey Club886 m

Nearby pharmacies

Crescent Pharmacy482 m
Boots870 m
Food hygiene (5-star)56% of 54

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

EASIWIPES LIMITED
HARRISON WIPERS LIMITED
HARRISON WIPES LIMITED
HARRISON WIPING LIMITED
SAUL D HARRISON & SONS PLC

+1 more

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 score12/100
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

8.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,787m
Crossrail 2 route19,135m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,388 nationally

2,074

Est. population

10,471/km²

51%

Employed

25%

Degree educated

£32,000

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

34%
19%
20%
15%
Under 1834%
18–3419%
35–4920%
50–6415%
65+12%

Tenure

19%
57%
Own outright10%
Own (mortgage)19%
Private rent12%
Social rent57%
Shared ownership1%
Rent free1%

Ethnicity

56%
24%
White British56%
White Other9%
Asian6%
Black24%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine30%
No car household39%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent57%
Private rent12%

vs. London

Income vs London-23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
44%
Opportunity area
No
Strategic industrial location
Yes
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
51 homes · Farningdon Centre & land adjoining, Farningdon Centre & land adjoining, Neave Crescent, Romford, RM3 8HN
Pipeline pressure
NONE

Named schemes (500m)

Farningdon Centre & land adjoining, Farningdon Centre & land adjoining, Neave Crescent, Romford, RM3 8HN51 homes
completed
Briar Road Shop Site, Briar Road Shop Site, Briar Road, Romford, RM3 8AH46 homes
completed
LAND AT, LAND AT, CAMBORNE AVENUE, RM3 822 homes
completed
78-80, 78-80, Straight Road, Romford, RM3 8AA19 homes
completed
Westmarsh Lodge, Westmarsh Lodge, Neave Crescent, Romford, RM3 8HN18 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

Live in RM3 8XB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM3 8XB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM3 8XB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM3 8XB

Full postcodeRM3 8XB
Postcode districtRM3
BoroughLondon Borough of Havering
WardHeaton
Latitude51.598714
Longitude0.216237
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