Harold Wood · Havering · Hornchurch and Upminster constituency · 51.60006, 0.23282

RM3 9LJ— Harold Wood, Havering

Location and area intelligence for RM3 9LJ, Harold Wood, Havering

The family fortress

 

Schools 100%Safety 84/100Transport 41/100Yield 3.80%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
59
Safety
84
Schools
90
Transport
41
Environment
67
Investment
46

The bottom line

RM3 9LJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for RM3 9LJ

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

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“The family fortress”

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How RM3 9LJ 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 · 5 min walk

KS2: 103.8

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 15 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 189 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour20%
Vehicle crime9%
Drug offences4%
Burglary4%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 670m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
10%
D
12%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Semi 26%Terraced 60%Flat 14%

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£176,250
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

1995–2023 · CAGR

+8%

Total change

+757%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.4%

per year

Acceleration

+56.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached25.7%
Terraced60%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£90k+60.7%1
Post-dot-com plateau2001–2004£94k£130k+38.5%2.5
Pre-crash peak2006–2006£93k£93k+0%1
GFC & correction2008–2009£160k£170k+6.2%2
Help-to-Buy recovery2013–2016£175k£298k+70.3%1.7
Brexit uncertainty2017–2019£298k£408k+37%1.7
Pandemic surge2021–2021£342k£342k+0%4
Rate-rise correction2023–2023£480k£480k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
6.8%
District
5.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Harold Wood StationElizabeth line line
9 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
10 min walk
Harold WoodNational Rail
10 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
34 min walk
Emerson Park Rail StationLiberty
45 min walk
Romford Rail StationElizabeth line · Liberty
55 min walk
No bus stops within 400m

26

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria69 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park625m
Santander docks (800m)0
Nearest cycle dock16.9 km

Nearby car parks

🅿️
Harold Wood Station
739m

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 waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 23.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.0 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 GREEN WOOD PRACTICE

89 GUBBINS LANE, HAROLD WOOD, RM3 0DR

7 min walk

63%

Recommend GP

63%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

184

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 721 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

716m

Post office

Nearby shops

Williams Bakery703 m
Nisa Local740 m
Select Convenience859 m
Bargain Booze860 m

Nearby cafes

Cafe 90624 m
Station Cafe706 m
Pulp Kitchen853 m

Nearby restaurants

The Good Year570 m
Bombay Palace695 m
The Frying Pan700 m
Bamboo Garden721 m

Nearby pubs

The Morris Dancer196 m
The Saxon King497 m
William The Conqueror637 m
The King Harold683 m

Nearby pharmacies

Boots573 m

Nearby health

Abbamoor Surgery861 m
Dr B. Saheecha & Dr N. Saheecha871 m
The Robins Surgery890 m
Central Park Surgery906 m
Food hygiene (5-star)58% of 33

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

ANB CONSTRUCTION LIMITED
BOLLYWOOD BURGERS LIMITED
BUSINESS AUTOMATIONS LIMITED
DANBROOK LIMITED
DANBROOK PROPERTIES LTD

+3 more

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 score15/100
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

33.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,743m
Crossrail 2 route20,292m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,942 nationally

1,817

Est. population

5,305/km²

67%

Employed

27%

Degree educated

£36,300

Median income

3.8%

Claimant rate

SuburbanMedium densityMixed

54

Community stability

Age profile

26%
19%
24%
21%
Under 1826%
18–3419%
35–4924%
50–6421%
65+11%

Tenure

24%
42%
22%
Own outright24%
Own (mortgage)42%
Private rent13%
Social rent22%
Shared ownership0%

Ethnicity

65%
White British65%
White Other12%
Asian9%
Black9%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household19%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent22%
Private rent13%

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)
4
Planning apps (3 years)
3
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)
1
Largest scheme
97 homes · LAND TO THE EAST OF, LAND TO THE EAST OF, SPILSBY ROAD, RM3
Pipeline pressure
NONE

Named schemes (500m)

Land between, Land between, Paines Brook Way, Colne Drive, Hornchurch, RM3 9JP64 homes
completed
TARNWORTH CENTRE SITE, TARNWORTH CENTRE SITE, TARNWORTH ROAD, RM3 9UP50 homes
completed
LAND OPPOSITE, 5-27, LAND OPPOSITE, 5-27, ST NEOTS ROAD, BARNSLEY ROAD (2-20), RM342 homes
completed
STEARS LODGE, STEARS LODGE, AVENUE ROAD, RM322 homes
completed
Land bounded by Colne Drive, Land bounded by Colne Drive, Paine Brook Road, Paine Brook Way, Harold Hill, RM3 9JP15 homes
completed

Politics

Local councillors and MP

Ward majority
Harold Wood Hill Park Residents Association
Ward majority vote
19.5%
Ward turnout
36%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,943
Constituency
Hornchurch and Upminster

Councillors

Brian Edward EaglingHarold Wood Hill Park Residents Association
Martin Robert GoodeHarold Wood Hill Park Residents Association
Darren Christopher WiseHarold Wood Hill Park Residents Association

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Key facts for RM3 9LJ

Full postcodeRM3 9LJ
Postcode districtRM3
BoroughLondon Borough of Havering
WardHarold Wood
Latitude51.600063
Longitude0.232822
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