Gooshays · Havering · Hornchurch and Upminster constituency · 51.60686, 0.23797

RM3 9TS— Gooshays, Havering

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

 

Schools 100%Safety 10/100Transport 11/100Yield 3.80%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
35
Safety
10
Schools
60
Transport
11
Environment
77
Investment
46

The bottom line

RM3 9TS offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — 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 9TS

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 9TS

🛡️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 9TS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Drapers' Pyrgo Priory School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 101.1

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: -0.03A8: 42.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 200 min walk

6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.4km

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area85.1 m²

EPC breakdown

C
3%
D
8%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,750
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
WallsSystem built, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
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

1996–2022 · CAGR

+6.5%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

+29.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£64k£63k-2.3%1
Post-dot-com plateau2001–2002£60k£60k-0.1%1
Pre-crash peak2005–2005£90k£90k+0%1
GFC & correction2009–2011£126k£115k-8.7%1.3
Help-to-Buy recovery2013–2014£195k£145k-25.7%1.5
Brexit uncertainty2017–2019£200k£265k+32.5%1
Pandemic surge2021–2021£260k£260k+0%1
Rate-rise correction2022–2022£333k£333k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-5.7% alpha

Semi-detached-5.7% α
Local
-0.4%
District
5.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

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

Nearby stations

Harold Wood Rail StationElizabeth line
20 min walk
Harold WoodNational Rail
20 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
44 min walk
Brentwood Rail StationElizabeth line
54 min walk
Emerson Park Rail StationLiberty
55 min walk
No bus stops within 400m

20

Walkability score

79

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 park568m
Santander docks (800m)0
Nearest cycle dock17.4 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 waterLOW
Low
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: 23.7 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.8 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

5 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalHartswood Hospital · 3.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

166

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 · 1.5 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Bon Bons785 m

Nearby cafes

Cafe 90302 m

Nearby restaurants

The Good Year295 m
Rock n Roe788 m
Domino's795 m

Nearby pubs

William The Conqueror326 m
The Saxon King361 m
The Morris Dancer1.0 km

Nearby pharmacies

Boots290 m

Nearby health

Winning Smiles Dentist500 m
Food hygiene (5-star)53% of 19

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

ALNADER SOLUTIONS LIMITED
AMJ SCREEDING LTD
ASWAD PROPERTIES LTD
BUSY BEE SERVICES LTD
FK FORT LIMITED

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 score13/100
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

11.7

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,511m
Crossrail 2 route20,708m

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)
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)

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
Garages & Land adjacent 15, Garages & Land adjacent 15, Oxford Road, Harold Hill, RM3 9JU3 homes
completed
Land adjacent to 40, Land adjacent to 40, Oakley Drive, Romford, RM3 9XT2 homes
completed
2-4, 2-4, Stratton Walk, Romford, RM3 9UB2 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 9TS

Full postcodeRM3 9TS
Postcode districtRM3
BoroughLondon Borough of Havering
WardGooshays
Latitude51.606863
Longitude0.237965
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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Transport
for London
NHS
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Companies
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Mail
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Agency
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