Gooshays · Havering · Hornchurch and Upminster constituency · 51.61232, 0.22672

RM3 9EU— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 83/100Transport 9/100Low yield 3.47%

Best for: Families

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

Liveability
50
Safety
83
Schools
90
Transport
9
Environment
88
Investment
39

The bottom line

RM3 9EU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £450,000 median — strong value for Families who can accept its trade-offs.

The catch: 77 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-21.2% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for RM3 9EU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM3 9EU 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 · 12 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 201 min walk

3 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.6km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-6.1%

This year

Terraced

Dominant type

Price history

5-year change
+18.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£515,000
Avg terraced£445,000
Price per m²£4,663/m²
Price per ft²£433/ft²
Avg floor area96.2 m²

EPC breakdown

B
7%
C
13%
D
14%
E
2%

Based on 36 properties · Confidence: high

Street mix

Semi 28%Terraced 72%

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

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.6×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£240,500
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, 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

1996–2026 · CAGR

+6.8%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

+2.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached28.3%
Terraced71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£83k+40.7%1.8
Post-dot-com plateau2002–2004£100k£175k+74.6%1.7
Pre-crash peak2006–2007£163k£204k+25%2.5
GFC & correction2009–2011£157k£150k-4.5%1.3
Help-to-Buy recovery2013–2016£191k£325k+70.2%2.2
Brexit uncertainty2017–2018£340k£326k-4%4
Pandemic surge2020–2021£294k£380k+29.4%1.5
Rate-rise correction2022–2023£410k£395k-3.7%2
Current market2024–2026£490k£423k-13.8%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Weakest performer

Terraced

+0.3% alpha

Semi-detached+0.6% α
Local
7.3%
District
6.7%
Terraced+0.3% α
Local
7.1%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
28 min walk
Harold WoodNational Rail
28 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
46 min walk
Emerson Park Rail StationLiberty
61 min walk
Brentwood Rail StationElizabeth line
63 min walk
No bus stops within 400m

17

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge81 min ↑
Victoria91 min ↑
Waterloo89 min ↑
Canary Wharf ★77 min
City77 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 park578m
Santander docks (800m)0
Nearest cycle dock16.7 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: 23.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 4.4 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 4

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

6

GPs within 1km

0

Dentists within 1km

4

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

135

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Deers Rest (743 m)

No restaurants within 800m — nearest: Fish n' Chick'n (719 m)

Nearest supermarketCo-op Food · 844 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)

837m

Post office

Nearby shops

Pound Town809 m
Paul's Traditional Shoppe825 m
The Greengrocer's840 m
Sainsbury's Local881 m

Nearby cafes

Coffee Central818 m
Cafe 90903 m

Nearby restaurants

Fish n' Chick'n719 m
Pinnacle Grill & Restaurant828 m
Greggs843 m
The Good Year990 m

Nearby pubs

Deers Rest743 m
William The Conqueror871 m
The Alderman956 m

Nearby gyms

Central Park Leisure Centre525 m

Nearby pharmacies

Boots861 m

Nearby health

Central Park Surgery662 m
The Robins Surgery680 m
Dr B. Saheecha & Dr N. Saheecha696 m
Abbamoor Surgery704 m
Food hygiene (5-star)44% of 25

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BRITISH NIGERIAN COUNCILLORS COMMUNITY INTEREST COMPANY
CITY DATA SERVICES TECHNOLOGY LIMITED
DEVOLT ELECTRICIANS LTD
DUCKWOOD MANAGEMENT COMPANY LIMITED
EMPIRE14 LTD

+7 more

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

38.7

Price growth score

D
Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,357m
Crossrail 2 route20,005m

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%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
5
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)
5
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)

Land at, Land at, Whitchurch Road, Dorking Rise, Romford, RM3 9AA75 homes
completed
Duckwood Public House, 59, Duckwood Public House, 59, Whitchurch Road, Wigton Way, Harold Hill, RM3 9EU6 homes
completed
Garage court to the rear of 106, Garage court to the rear of 106, Whitchurch Road, Romford, RM3 9AD3 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM3 9EU

Full postcodeRM3 9EU
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.612320
Longitude0.226722
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