Gooshays · Havering · Hornchurch and Upminster constituency · 51.60582, 0.22603

RM3 9LB— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 76/100Transport 12/100Yield 3.80%

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
46

The bottom line

RM3 9LB 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 9LB

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 9LB

🛡️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 9LB 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 · 13 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 · 0 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

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 846m

Crime is +51% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

B
2%
C
1%

Based on 3 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,750
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 Distribution

P25: £250k–£300k · P75: £250k–£300k · 2 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£260k£260k+0%2

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
17.9 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

25

Walkability score

104

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 park59m
Santander docks (800m)0
Nearest cycle dock16.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 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: 22.9 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.6 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

220

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Alderman (509 m)

Nearest supermarketCo-op Food · 544 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)

484m

Post office

Nearby shops

Sainsbury's Local497 m
Paul's Traditional Shoppe500 m
Pound Town523 m
The Greengrocer's549 m

Nearby cafes

Coffee Central513 m
Cafe 90559 m

Nearby restaurants

Fish n' Chick'n458 m
Pinnacle Grill & Restaurant496 m
Greggs546 m
The Good Year621 m

Nearby pubs

The Alderman509 m
William The Conqueror525 m
The Morris Dancer795 m

Nearby gyms

Central Park Leisure Centre260 m

Nearby pharmacies

Boots508 m

Nearby health

Abbamoor Surgery76 m
Dr B. Saheecha & Dr N. Saheecha84 m
The Robins Surgery100 m
Central Park Surgery113 m
Food hygiene (5-star)45% of 47

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 score11/100
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

7.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,823m
Crossrail 2 route19,874m

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
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 181-189, Garages and land to rear of 181-189, Faringdon Avenue, Romford, RM3 8JT2 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 9LB

Full postcodeRM3 9LB
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.605822
Longitude0.226028
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
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Transport
for London
NHS
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Companies
House
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Mail
Food Standards
Agency
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