Gooshays · Havering · Hornchurch and Upminster constituency · 51.60494, 0.23501

RM3 9PH— Gooshays, Havering

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

The family fortress

 

Schools 100%Safety 76/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
47
Safety
76
Schools
90
Transport
15
Environment
76
Investment
37

The bottom line

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

Less suited to Car-free commuters.

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Location

RM3 9PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 9PH

🛡️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 9PH 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 · 8 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 · 196 min walk

7 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

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

4

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.1km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,157/m²
Price per ft²£293/ft²
Avg floor area79.2 m²

EPC breakdown

C
31%
D
17%
E
2%
G
1%

Based on 51 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

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£198,000
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, as built, no insulation (assumed)
RoofPitched, 270 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

2000–2025 · CAGR

+6.1%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.3%

per year

Acceleration

+63.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£57k£57k+0%1
Post-dot-com plateau2001–2002£55k£93k+68.2%1
Pre-crash peak2005–2006£125k£121k-3%1.5
GFC & correction2009–2010£123k£121k-1.2%1
Help-to-Buy recovery2013–2014£128k£133k+3.7%1.5
Brexit uncertainty2017–2019£225k£220k-2.2%1
Pandemic surge2021–2021£243k£243k+0%1
Rate-rise correction2022–2023£275k£189k-31.3%1.5
Current market2025–2025£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
2.6%
District
4.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
15.6 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

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

21

Walkability score

86

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park344m
Santander docks (800m)0
Nearest cycle dock17.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed432 Mbps
Median download420 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: 23.4 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.6 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

2 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalVictoria 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

211

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 · 1.3 km

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby cafes

Cafe 9099 m

Nearby restaurants

The Good Year12 m

Nearby pubs

William The Conqueror135 m
The Saxon King200 m
The Morris Dancer715 m
The King Harold1.2 km

Nearby pharmacies

Boots10 m

Nearby health

Abbamoor Surgery705 m
Dr B. Saheecha & Dr N. Saheecha711 m
The Robins Surgery722 m
Central Park Surgery729 m
Food hygiene (5-star)57% of 21

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ALI BABA CORPORATE LIMITED
BEST CHIPPY LTD
CAFE ELLA LIMITED
COSY CUBS PLAY CAFE LTD
FORMULA FOOD 2024 LTD

+13 more

Investment

Investment grade, yield and market outlook

37

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 score12/100
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

21.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,216m
Crossrail 2 route20,484m

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)
2
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 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
Garage Site at ear of 8-10, Garage Site at ear of 8-10, Penrith Road, Romford, RM3 9NS3 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 9PH

Full postcodeRM3 9PH
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.604941
Longitude0.235012
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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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
Ofcom
Met
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