Gooshays · Havering · Hornchurch and Upminster constituency · 51.61169, 0.21983

RM3 9DE— Gooshays, Havering

Location and area intelligence for RM3 9DE, Gooshays, Havering

 

Schools 100%Safety 66/100Transport 9/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
66
Schools
60
Transport
9
Environment
88
Investment
37

The bottom line

RM3 9DE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 69 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-21.2% vs London avg
vs London crime+140.0% vs London avg

Deep-dive guides for RM3 9DE

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

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How RM3 9DE 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 · 5 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 18 min walk

P8: -0.03A8: 42.7

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 · 197 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

155.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+160% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour16%
Vehicle crime11%
Burglary8%
Drug offences6%
Robbery2%
Theft1%

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 · 1.5km

Crime is +140% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,134/m²
Price per ft²£477/ft²
Avg floor area90.8 m²

EPC breakdown

C
8%
D
12%

Based on 20 properties · Confidence: medium

Street mix

Semi 31%Terraced 8%Detached 61%

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£227,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, 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

1997–2025 · CAGR

+6.2%

Total change

+434%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

+25.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 36 sales

Property Type Mix

Total: 36 sales

Detached61.1%
Semi-detached30.6%
Terraced8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£88k£90k+2.3%3
Post-dot-com plateau2001–2004£130k£209k+60.8%1.8
Pre-crash peak2005–2007£218k£197k-9.4%1.3
GFC & correction2008–2011£236k£220k-6.8%1
Help-to-Buy recovery2015–2016£297k£420k+41.7%1.5
Brexit uncertainty2018–2019£325k£371k+14.2%1
Pandemic surge2020–2021£344k£425k+23.5%1.5
Rate-rise correction2022–2023£475k£570k+20%1.5
Current market2024–2025£451k£470k+4.3%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Weakest performer

Detached

+0.4% alpha

Semi-detached+0.9% α
Local
16.2%
District
15.3%
Detached+0.4% α
Local
6.4%
District
6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing8
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→ Paddington· 10 tph
47 min

Nearby stations

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

26

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria88 min ↑
Waterloo83 min ↑
Canary Wharf71 min ↑
City ★69 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park471m
Santander docks (800m)0
Nearest cycle dock16.3 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 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: 22.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 4.2 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

THE SAHEECHA'S PRACTICES

HEALTH CENTRE, GOOSHAYS DRIVE, HAROLD HILL, RM3 9SU

9 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

170

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Deers Rest (589 m)

Nearest supermarketCo-op Food · 552 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

582m

Post office

Nearby shops

Pound Town525 m
The Greengrocer's544 m
Paul's Traditional Shoppe558 m
Sainsbury's Local626 m

Nearby cafes

Coffee Central541 m

Nearby restaurants

Fish n' Chick'n474 m
Greggs550 m
Pinnacle Grill & Restaurant564 m

Nearby pubs

Deers Rest589 m
The Alderman712 m

Nearby gyms

Central Park Leisure Centre523 m
Noak Hill Sports Complex747 m

Nearby pharmacies

Boots595 m

Nearby health

Central Park Surgery673 m
The Robins Surgery690 m
Dr B. Saheecha & Dr N. Saheecha709 m
Abbamoor Surgery719 m
Food hygiene (5-star)43% of 53

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ACCOUNTANCY & TAX CREW LTD
CAPERNAUM LIFE LTD
INTERBAWE HEALTH CARE SERVICES LIMITED
JUMAR PROPERTIES LIMITED
MADE TECHNOLOGIES LTD

+3 more

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 score13/100
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

26.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,968m
Crossrail 2 route19,522m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,871 nationally

2,074

Est. population

1,352/km²

58%

Employed

24%

Degree educated

£33,100

Median income

6.2%

Claimant rate

SuburbanLow densitySocially diverse / deprived

53

Community stability

Age profile

25%
19%
20%
19%
18%
Under 1825%
18–3419%
35–4920%
50–6419%
65+18%

Tenure

27%
34%
24%
Own outright27%
Own (mortgage)35%
Private rent13%
Social rent24%
Shared ownership1%

Ethnicity

71%
White British71%
White Other8%
Asian8%
Black9%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household15%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent24%
Private rent13%

vs. London

Income vs London-21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
9
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)
7
Largest scheme
100 homes · Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ
Pipeline pressure
NONE

Named schemes (500m)

Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ100 homes
completed
Land at, Land at, Whitchurch Road, Dorking Rise, Romford, RM3 9AA75 homes
completed
LAND OFF, LAND OFF, NORTH HILL DRIVE, WHITCHURCH ROAD, RM3 939 homes
completed
Land to North of 90, Land to North of 90, North Hill Drive, Romford, RM3 9AG9 homes
completed
Rear of 206-220, Rear of 206-220, Bridgwater Road, Harold Hill, RM3 7TX8 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
14.8%
Ward turnout
35%
Election year
2026
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Keith PrinceReform UK
Liz TylerReform UK
Robert WhittonReform UK

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Key facts for RM3 9DE

Full postcodeRM3 9DE
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.611686
Longitude0.219830
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