Gooshays · Havering · Hornchurch and Upminster constituency · 51.60444, 0.24037

RM3 9PS— Gooshays, Havering

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

 

Schools 100%Safety 10/100Transport 14/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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

Liveability
34
Safety
10
Schools
90
Transport
14
Environment
73
Investment
37

The bottom line

RM3 9PS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 68 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM3 9PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for RM3 9PS

🛡️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 high crime
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How RM3 9PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harold Court Primary School

Good · Inspected Nov 2022 · 8 min walk

KS2: 105.0

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 198 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+733% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other33%
Violence & sexual offences30%
Vehicle crime12%
Anti-social behaviour11%
Drug offences7%
Burglary4%
Robbery1%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.3km

Crime is +669% 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£4,704/m²
Price per ft²£437/ft²
Avg floor area64.6 m²

EPC breakdown

C
15%
D
23%
E
2%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 6%Terraced 62%Flat 32%

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£161,500
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

1997–2026 · CAGR

+4.6%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.0%

per year

Acceleration

-43.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached6.8%
Terraced63.6%
Flat/maisonette29.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£67k+11.7%1.8
Post-dot-com plateau2001–2004£50k£122k+144%1.8
Pre-crash peak2005–2007£159k£179k+12.3%2.3
GFC & correction2009–2012£99k£99k-0.5%1.2
Help-to-Buy recovery2013–2016£139k£284k+104.3%2.3
Brexit uncertainty2017–2019£165k£310k+87.9%1.3
Pandemic surge2020–2021£315k£322k+2.2%2
Current market2024–2026£407k£220k-45.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
7.9%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

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
15.8 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
43 min walk
Emerson Park Rail StationLiberty
53 min walk
Brentwood Rail StationElizabeth line
53 min walk
No bus stops within 400m

17

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria80 min ↑
Waterloo79 min ↑
Canary Wharf ★68 min
City70 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park720m
Santander docks (800m)0
Nearest cycle dock17.5 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: 23.8 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 10%
More green space than 95% 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

7 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.3 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Bon Bons504 m

Nearby cafes

Cafe 90455 m

Nearby restaurants

The Good Year385 m
Rock n Roe522 m
Domino's533 m

Nearby pubs

The Saxon King245 m
William The Conqueror492 m

Nearby gyms

Maylands Golf Club674 m

Nearby pharmacies

Boots379 m

Nearby health

Winning Smiles Dentist463 m
Food hygiene (5-star)56% of 25

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

AMY CEILING & DRYLINING LTD
FORTES CONSTRUCTION LTD
HAMMERS RIGGING LIMITED
HIGHWALL PROJECTS LIMITED
TELEPORTLAB LTD

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 score13/100
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

29.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,457m
Crossrail 2 route20,850m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,018 nationally

1,621

Est. population

5,911/km²

57%

Employed

25%

Degree educated

£36,300

Median income

4.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

49

Community stability

Age profile

26%
19%
21%
20%
15%
Under 1826%
18–3419%
35–4921%
50–6420%
65+15%

Tenure

23%
25%
38%
Own outright24%
Own (mortgage)25%
Private rent13%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

74%
White British74%
White Other10%
Asian4%
Black8%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine27%
No car household24%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent38%
Private rent13%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
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)

Garages adjacent to 19, Garages adjacent to 19, Leamington Road, Harold Hill, RM3 9TT6 homes
completed
(Land rear of), (Land rear of), Sheffield Drive, Harold Hill, RM3 9YH4 homes
completed
Garage court to the rear of 16, Garage court to the rear of 16, Sheffield Drive, Romford, RM3 9YH4 homes
completed
1 Court Gardens, 1 Court Gardens, Colchester Road, RM33 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 9PS

Full postcodeRM3 9PS
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.604443
Longitude0.240374
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