Gooshays · Havering · Hornchurch and Upminster constituency · 51.60563, 0.22736

RM3 9FA— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 76/100Transport 12/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
47
Safety
76
Schools
90
Transport
12
Environment
79
Investment
37

The bottom line

RM3 9FA 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: 66 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for RM3 9FA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM3 9FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mead Primary School

Good · Inspected Jul 2024 · 4 min walk

KS2: 103.8

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 193 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.8 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+63% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour22%
Vehicle crime12%
Drug offences9%
Theft3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 849m

Crime is +51% above 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£4,788/m²
Price per ft²£445/ft²
Avg floor area80.4 m²

EPC breakdown

B
72%
C
4%

Based on 76 properties · Confidence: high

Street mix

Semi 31%Terraced 27%Detached 1%Flat 42%

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£201,000
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.19 W/m²K
RoofAverage thermal transmittance 0.10 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+8.9%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.5%

per year

Acceleration

-10.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 82 sales

Property Type Mix

Total: 82 sales

Detached1.2%
Semi-detached30.5%
Terraced26.8%
Flat/maisonette41.5%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£185k£363k+96.5%17.7
Brexit uncertainty2017–2019£265k£270k+1.9%4
Pandemic surge2020–2021£378k£390k+3.2%4
Rate-rise correction2022–2023£275k£365k+32.8%1.5
Current market2024–2025£435k£472k+8.5%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Semi-detached

-0.7% alpha

Flat/maisonette+1.2% α
Local
4.5%
District
3.3%
Terraced+0.1% α
Local
5.7%
District
5.6%
Semi-detached-0.7% α
Local
5.5%
District
6.2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing2
Trend Position10

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

Nearby stations

Harold Wood Rail StationElizabeth line
19 min walk
Harold WoodNational Rail
19 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
38 min walk
Emerson Park Rail StationLiberty
52 min walk
Romford Rail StationLiberty · Elizabeth line
57 min walk
No bus stops within 400m

27

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria83 min ↑
Waterloo78 min ↑
Canary Wharf ★66 min
City72 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park149m
Santander docks (800m)0
Nearest cycle dock16.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.0 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.7 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

THE SAHEECHA'S PRACTICES

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

2 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

223

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 (432 m)

No restaurants within 800m — nearest: The Good Year (527 m)

Nearest supermarketCo-op Food · 638 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)

579m

Post office

Nearby shops

Sainsbury's Local591 m
Paul's Traditional Shoppe595 m
Pound Town617 m
The Greengrocer's644 m

Nearby cafes

Cafe 90466 m
Coffee Central608 m

Nearby restaurants

The Good Year527 m
Fish n' Chick'n552 m
Pinnacle Grill & Restaurant591 m
Greggs641 m

Nearby pubs

William The Conqueror432 m
The Alderman599 m
The Saxon King706 m
The Morris Dancer744 m

Nearby gyms

Central Park Leisure Centre331 m

Nearby pharmacies

Boots533 m

Nearby health

Abbamoor Surgery171 m
Dr B. Saheecha & Dr N. Saheecha178 m
The Robins Surgery192 m
Central Park Surgery202 m
Food hygiene (5-star)56% of 27

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

AGARWAL AI LTD
AMY HEALTHCARE SERVICES LTD
ANANYA ESTATES LTD
ATLAS AERO METALS LIMITED
AUM PHARMA CONSULTANCY LIMITED

+12 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 score12/100
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

27.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,875m
Crossrail 2 route19,964m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,428 nationally

2,463

Est. population

6,015/km²

64%

Employed

34%

Degree educated

£36,300

Median income

7.6%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

46

Community stability

Age profile

33%
21%
26%
14%
Under 1833%
18–3421%
35–4926%
50–6414%
65+6%

Tenure

33%
17%
41%
Own outright9%
Own (mortgage)33%
Private rent17%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

50%
18%
White British50%
White Other12%
Asian18%
Black13%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household34%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent41%
Private rent17%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
4
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)

Land to the East of, Land to the East of, Gooshays Drive, West of Central Park, North of Petersfield Avenue, Harold Hill, RM3 9LB242 homes
completed
Land at Gooshays Gardens, Land at Gooshays Gardens, Dewsbury Road, Romford, RM3 8PS45 homes
completed
Garages 4-12, 10-14, 50-82, 1-9 Woodlands House, Garages 4-12, 10-14, 50-82, 1-9 Woodlands House, Tansy Close, Dewsbury Road, Harold Hill, RM3 8DW5 homes
completed
Garages and land to rear of 51-63, Garages and land to rear of 51-63, Kingsbridge Road, Harold Hill, RM3 8PA3 homes
completed
Garages and land to rear of 16-18, Garages and land to rear of 16-18, Halesworth Close, Harold Hill, RM3 8YA2 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 9FA

Full postcodeRM3 9FA
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.605626
Longitude0.227362
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