Gooshays · Havering · Hornchurch and Upminster constituency · 51.61083, 0.23009

RM3 9EL— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 9/100Yield 3.80%

Best for: Families

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

Liveability
49
Safety
83
Schools
90
Transport
9
Environment
88
Investment
45

The bottom line

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

The catch: 72 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-21.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM3 9EL

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

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“The family fortress”

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How RM3 9EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Drapers' Brookside Infant School

Good · Inspected Oct 2022 · 5 min walk

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 9 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 · 201 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
→ Stable

-17% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour24%
Other20%
Vehicle crime17%
Drug offences7%
Burglary3%
Theft0%
Robbery0%

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 23% below London average

Property

Prices, sales volume and market trends

Avg floor area99.8 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Terraced 80%Detached 20%

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£249,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, filled cavity
RoofPitched, 250 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

2005–2019 · CAGR

+4.8%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

-11.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Terraced80%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£196k£190k-3.1%1
Help-to-Buy recovery2014–2016£231k£310k+34.2%1
Brexit uncertainty2019–2019£380k£380k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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

Nearby stations

Harold Wood Rail StationElizabeth line
25 min walk
Harold WoodNational Rail
25 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
45 min walk
Emerson Park Rail StationLiberty
59 min walk
Brentwood Rail StationElizabeth line
60 min walk
No bus stops within 400m

20

Walkability score

67

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria84 min ↑
Waterloo83 min ↑
Canary Wharf ★72 min
City74 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 park531m
Santander docks (800m)0
Nearest cycle dock16.9 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: 23.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 5.2 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

6

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 4.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: William The Conqueror (613 m)

No restaurants within 800m — nearest: The Good Year (727 m)

Nearest supermarketCo-op Food · 928 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)

901m

Post office

Nearby cafes

Cafe 90642 m

Nearby restaurants

The Good Year727 m
Fish n' Chick'n798 m

Nearby pubs

William The Conqueror613 m
The Saxon King931 m

Nearby gyms

Central Park Leisure Centre523 m

Nearby pharmacies

Boots729 m

Nearby health

Central Park Surgery606 m
The Robins Surgery620 m
Dr B. Saheecha & Dr N. Saheecha630 m
Abbamoor Surgery634 m
Food hygiene (5-star)56% of 16

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

BRENNAN & BURCH LTD
SMD TOP BUILD LTD

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 score13/100
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

10.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,409m
Crossrail 2 route20,215m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,441 nationally

1,726

Est. population

9,781/km²

59%

Employed

24%

Degree educated

£33,100

Median income

6.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

31%
20%
21%
17%
Under 1831%
18–3420%
35–4921%
50–6417%
65+12%

Tenure

19%
30%
41%
Own outright19%
Own (mortgage)30%
Private rent10%
Social rent41%
Shared ownership0%

Ethnicity

67%
White British67%
White Other11%
Asian5%
Black12%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine29%
No car household30%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Social rent41%
Private rent10%

vs. London

Income vs London-21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
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)

Duckwood Public House, 59, Duckwood Public House, 59, Whitchurch Road, Wigton Way, Harold Hill, RM3 9EU6 homes
completed
Garage court to the rear of 69, Garage court to the rear of 69, Wigton Road, Romford, RM3 9HB2 homes
completed
Garage court to the rear of 46, Garage court to the rear of 46, Broseley Road, Romford, RM3 9BD2 homes
completed
Rear of 31, Rear of 31, Priory Grove, RM31 homes
completed
27, 27, Lindfield Road, Romford, RM3 9BJ1 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 9EL

Full postcodeRM3 9EL
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.610826
Longitude0.230086
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
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