Gooshays · Havering · Hornchurch and Upminster constituency · 51.61248, 0.22276

RM3 9GH— Gooshays, Havering

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

 

Schools 100%Safety 66/100Transport 9/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
66
Schools
90
Transport
9
Environment
88
Investment
46

The bottom line

RM3 9GH 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: 77 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9GH

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 9GH

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

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How RM3 9GH 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 · 16 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 200 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

Prices, sales volume and market trends

Avg floor area58.3 m²

EPC breakdown

B
1%
C
5%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£145,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, 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

2009–2023 · CAGR

+4.6%

Total change

+87%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-5.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£150k£110k-26.7%3.5
Help-to-Buy recovery2015–2016£190k£225k+18.4%2
Brexit uncertainty2017–2019£270k£215k-20.4%1
Pandemic surge2020–2020£250k£250k+0%1
Rate-rise correction2022–2023£272k£280k+2.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
4.7%
District
3.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
45 min walk
Emerson Park Rail StationLiberty
61 min walk
Romford Rail StationLiberty · Elizabeth line
63 min walk
No bus stops within 400m

22

Walkability score

50

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 park579m
Santander docks (800m)0
Nearest cycle dock16.5 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 waterMEDIUM
Medium
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

145

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Deers Rest (562 m)

Nearest supermarketCo-op Food · 701 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)

714m

Post office

Nearby shops

Pound Town668 m
The Greengrocer's694 m
Paul's Traditional Shoppe694 m
Sainsbury's Local760 m

Nearby cafes

Coffee Central682 m

Nearby restaurants

Fish n' Chick'n595 m
Greggs699 m
Pinnacle Grill & Restaurant700 m

Nearby pubs

Deers Rest562 m
The Alderman843 m

Nearby gyms

Central Park Leisure Centre523 m

Nearby pharmacies

Boots733 m

Nearby health

Central Park Surgery681 m
The Robins Surgery700 m
Dr B. Saheecha & Dr N. Saheecha718 m
Abbamoor Surgery728 m
Food hygiene (5-star)39% of 31

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

46

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

10.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,173m
Crossrail 2 route19,735m

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)
4
Planning apps (3 years)
10
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 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
Garage court to the rear of 106, Garage court to the rear of 106, Whitchurch Road, Romford, RM3 9AD3 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 9GH

Full postcodeRM3 9GH
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.612476
Longitude0.222757
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