Gooshays · Havering · Hornchurch and Upminster constituency · 51.60871, 0.22994

RM3 9NX— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 76/100Transport 9/100Yield 7.90%

Best for: Families

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

Liveability
47
Safety
76
Schools
90
Transport
9
Environment
88
Investment
55

The bottom line

RM3 9NX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £197,500 median — strong value for Families who can accept its trade-offs.

The catch: 72 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM3 9NX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-62.0% vs London avg
vs London income-13.6% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for RM3 9NX

🛡️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 9NX 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 · 9 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 198 min walk

6 primaries · 1 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.2km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

£197,500

Median sale price

Bottom 25% — 62% below London median

£197,500 is 62% below the London median (£520,000)

-12.7%

This year

Flat

Dominant type

Price history

5-year change
+6.8%
Sales (24 months)8
New build0.0%
Avg flat£197,500
Price per m²£4,509/m²
Price per ft²£419/ft²
Avg floor area43.7 m²

EPC breakdown

C
37%
D
17%
E
1%

Based on 55 properties · Confidence: high

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£5,925

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.4×

Price-to-income

£988/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£109,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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

1998–2025 · CAGR

+4.9%

Total change

+265%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-20.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£58k+10.6%2
Post-dot-com plateau2001–2004£64k£108k+68.8%4.2
Pre-crash peak2005–2007£103k£124k+20.7%3
GFC & correction2008–2012£125k£97k-22.4%1.5
Help-to-Buy recovery2013–2016£95k£123k+28.9%3
Brexit uncertainty2017–2019£165k£203k+22.7%3.3
Pandemic surge2020–2021£208k£185k-11.1%2.5
Rate-rise correction2022–2022£190k£190k+0%1
Current market2024–2025£210k£190k-9.5%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
4.9%
District
5.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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 StationElizabeth line line
20.8 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
22 min walk
Harold WoodNational Rail
22 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
43 min walk
Emerson Park Rail StationLiberty
56 min walk
Brentwood Rail StationElizabeth line
61 min walk
No bus stops within 400m

23

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria84 min ↑
Waterloo83 min ↑
Canary Wharf ★72 min
City74 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park366m
Santander docks (800m)0
Nearest cycle dock16.9 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 waterNONE
No assessed surface water flood risk
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: 23.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 5.0 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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

PETERSFIELD SURGERY

70 PETERSFIELD AVENUE, HAROLD HILL, RM3 9PD

5 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

1

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

204

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: William The Conqueror (413 m)

Nearest supermarketCo-op Food · 830 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)

790m

Post office

Nearby cafes

Cafe 90448 m

Nearby restaurants

The Good Year535 m
Fish n' Chick'n707 m

Nearby pubs

William The Conqueror413 m
The Saxon King746 m
The Morris Dancer1.1 km

Nearby gyms

Central Park Leisure Centre407 m

Nearby pharmacies

Boots538 m

Nearby health

Central Park Surgery433 m
The Robins Surgery443 m
Dr B. Saheecha & Dr N. Saheecha447 m
Abbamoor Surgery449 m
Food hygiene (5-star)50% of 32

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

B&G GROUP SERVICES LTD
DECOTA GIFTS LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
7.9% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

34.5

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,240m
Crossrail 2 route20,177m

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%
Price vs London-62.0%

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)
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
Duckwood Public House, 59, Duckwood Public House, 59, Whitchurch Road, Wigton Way, Harold Hill, RM3 9EU6 homes
completed
Garage court to the rear of 46, Garage court to the rear of 46, Broseley Road, Romford, RM3 9BD2 homes
completed
Garage court to the rear of 69, Garage court to the rear of 69, Wigton Road, Romford, RM3 9HB2 homes
completed
27, 27, Lindfield Road, Romford, RM3 9BJ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£197,500)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM3 9NX

Full postcodeRM3 9NX
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.608706
Longitude0.229939
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