Gooshays · Havering · Hornchurch and Upminster constituency · 51.60372, 0.23622

RM3 9NT— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 80/100Transport 16/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
80
Schools
90
Transport
16
Environment
79
Investment
36

The bottom line

RM3 9NT 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: 68 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for RM3 9NT

🛡️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 9NT 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 · 9 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 · 195 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+13% vs borough

Crime by type

Violence & sexual offences37%
Other26%
Anti-social behaviour10%
Vehicle crime10%
Drug offences9%
Burglary4%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is +4% 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£4,070/m²
Price per ft²£378/ft²
Avg floor area83.3 m²

EPC breakdown

C
10%
D
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 43%Flat 57%

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£208,250
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
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

1998–2026 · CAGR

+6.6%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

+15.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 14 sales

Property Type Mix

Total: 14 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£59k-10%1
Post-dot-com plateau2001–2003£81k£111k+37.9%1
Pre-crash peak2006–2007£135k£115k-14.8%1
GFC & correction2008–2008£159k£159k+0%1
Help-to-Buy recovery2013–2015£128k£260k+103.1%1
Brexit uncertainty2018–2018£225k£225k+0%1
Rate-rise correction2022–2022£230k£230k+0%1
Current market2024–2026£280k£385k+37.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
14 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
15 min walk
Harold WoodNational Rail
15 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
40 min walk
Emerson Park Rail StationLiberty
51 min walk
Brentwood Rail StationElizabeth line
57 min walk
No bus stops within 400m

22

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria85 min ↑
Waterloo80 min ↑
Canary Wharf ★68 min
City73 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock17.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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 waterHIGH
High
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: 23.5 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.5 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

PETERSFIELD SURGERY

70 PETERSFIELD AVENUE, HAROLD HILL, RM3 9PD

4 min walk

79%

Recommend GP

79%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalHartswood Hospital · 4.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

193

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.1 km

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Bon Bons760 m
Williams Bakery1.1 km
Nisa Local1.2 km

Nearby cafes

Cafe 90258 m
Station Cafe1.1 km

Nearby restaurants

The Good Year171 m
Bombay Palace1.1 km
The Frying Pan1.1 km
Bamboo Garden1.1 km

Nearby pubs

The Saxon King58 m
William The Conqueror292 m
The Morris Dancer646 m
The King Harold1.1 km

Nearby pharmacies

Boots169 m

Nearby health

Winning Smiles Dentist739 m
Food hygiene (5-star)52% of 21

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

INDEPENDENT HOME CARE AND SUPPORT SERVICES LTD

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 score14/100
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

37.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,188m
Crossrail 2 route20,556m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,258 nationally

1,699

Est. population

10,305/km²

61%

Employed

29%

Degree educated

£36,300

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

28%
19%
22%
19%
Under 1828%
18–3419%
35–4922%
50–6419%
65+12%

Tenure

24%
32%
33%
Own outright24%
Own (mortgage)32%
Private rent9%
Social rent33%
Shared ownership2%

Ethnicity

59%
14%
White British59%
White Other13%
Asian10%
Black14%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine26%
No car household26%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent33%
Private rent9%

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)
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
64 homes · Land between, Land between, Paines Brook Way, Colne Drive, Hornchurch, RM3 9JP
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
Land bounded by Colne Drive, Land bounded by Colne Drive, Paine Brook Road, Paine Brook Way, Harold Hill, RM3 9JP15 homes
completed
Garages adjacent to 19, Garages adjacent to 19, Leamington Road, Harold Hill, RM3 9TT6 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 9NT

Full postcodeRM3 9NT
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.603722
Longitude0.236222
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