Gooshays · Havering · Hornchurch and Upminster constituency · 51.61231, 0.22233

RM3 9GG— Gooshays, Havering

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

 

Schools 100%Safety 66/100Transport 9/100~4% yield · indicativeOnly 1 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
36

The bottom line

RM3 9GG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 9GG

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 9GG

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

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Postcode Personality

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How RM3 9GG 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 · 16 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 · 199 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 · 1.6km

Crime is +140% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,531/m²
Price per ft²£328/ft²
Avg floor area60.6 m²

EPC breakdown

A
1%
B
2%
C
2%

Based on 5 properties · Confidence: low

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£151,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
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

2019–2024 · CAGR

+0.1%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

+55.6%

per year

Acceleration

+91.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£213k£213k+0%1
Pandemic surge2021–2021£138k£138k+0%1
Current market2024–2024£214k£214k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
45 min walk
Emerson Park Rail StationLiberty
61 min walk
Romford Rail StationLiberty · Elizabeth line
62 min walk
No bus stops within 400m

22

Walkability score

51

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park582m
Santander docks (800m)0
Nearest cycle dock16.4 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 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 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): 6

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 · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

150

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 (566 m)

Nearest supermarketCo-op Food · 672 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)

687m

Post office

Nearby shops

Pound Town640 m
The Greengrocer's665 m
Paul's Traditional Shoppe667 m
Sainsbury's Local732 m

Nearby cafes

Coffee Central654 m

Nearby restaurants

Fish n' Chick'n568 m
Greggs670 m
Pinnacle Grill & Restaurant672 m

Nearby pubs

Deers Rest566 m
The Alderman817 m

Nearby gyms

Central Park Leisure Centre512 m

Nearby pharmacies

Boots706 m

Nearby health

Central Park Surgery670 m
The Robins Surgery689 m
Dr B. Saheecha & Dr N. Saheecha708 m
Abbamoor Surgery717 m
Food hygiene (5-star)44% of 43

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

36

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 months0

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

4/100

Velocity score

Future outlook

30.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,140m
Crossrail 2 route19,703m

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)
8
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)
6
Largest scheme
100 homes · Hilldene Avenue, Hilldene Close, Harold Hill, RM3 7XJ
Pipeline pressure
NONE

Named schemes (500m)

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
38 Wrexham Road, Romford, RM3 9HH5 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 9GG

Full postcodeRM3 9GG
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.612313
Longitude0.222331
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