Gooshays · Havering · Hornchurch and Upminster constituency · 51.62420, 0.21459

RM4 1LA— Gooshays, Havering

Location and area intelligence for RM4 1LA, Gooshays, Havering

London's quiet achiever

 

Safety 66/100Transport 9/100Low yield 2.31%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
33
Safety
66
Schools
—
Transport
9
Environment
88
Investment
31

The bottom line

RM4 1LA offers low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 85 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM4 1LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowSocially diverse / deprived
Buyer fit: PoorInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-21.2% vs London avg
vs London crime+140.0% vs London avg

Deep-dive guides for RM4 1LA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM4 1LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Drapers' Brookside Junior School

Not yet inspected · 23 min walk

KS2: 99.9

—

Secondary

Drapers' Academy

Not yet inspected · Inspected Mar 2025 · 30 min walk

P8: -0.03A8: 42.7

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 166 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

155.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+160% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour16%
Vehicle crime11%
Burglary8%
Drug offences6%
Robbery2%
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 · 2.9km

Crime is +140% above London average

Property

Prices, sales volume and market trends

Avg floor area189.3 m²

EPC breakdown

D
1%
E
2%
F
3%
G
2%

Based on 8 properties · Confidence: low

Street mix

Semi 27%Detached 73%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£473,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelLPG (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

1998–2024 · CAGR

+6.4%

Total change

+407%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-63.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Detached72.7%
Semi-detached27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£138k£425k+208%1
Pre-crash peak2005–2007£760k£685k-9.9%1
GFC & correction2010–2011£325k£745k+129.2%1
Help-to-Buy recovery2014–2016£350k£530k+51.4%1.5
Rate-rise correction2023–2023£800k£800k+0%1
Current market2024–2024£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
47 min walk
Harold WoodNational Rail
47 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
59 min walk
Romford Rail StationLiberty · Elizabeth line
74 min walk
Brentwood Rail StationElizabeth line
75 min walk
No bus stops within 400m

3

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge89 min ↑
Victoria101 min ↑
Waterloo97 min ↑
Canary Wharf ★85 min
City85 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock16.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed13 Mbps
Median download10 Mbps
Superfast coverage0%
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: 23.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Curtismill Green SSSI — 2.8 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 7

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 yield856.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SAINT FRANCIS HOSPICE SCCS

THE HALL, BROXHILL ROAD, HAVERING-ATTE-BOWER, RM4 1QH

18 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalSuttons Manor Hospital · 4.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Deers Rest (861 m)

Nearest supermarketCo-op Food · 2.0 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby pubs

Deers Rest861 m

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

4 FRONT CONSTRUCTION LIMITED
4 FRONT GROUP LONDON LIMITED
CLASS ONE DRIVING LIMITED
COIDO FAMILY DISTILLERS LTD
EDUCATION WITH INTENTION LTD

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score12/100
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

4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,728m
Crossrail 2 route19,399m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,871 nationally

2,074

Est. population

1,352/km²

58%

Employed

24%

Degree educated

£33,100

Median income

6.2%

Claimant rate

SuburbanLow densitySocially diverse / deprived

53

Community stability

Age profile

25%
19%
20%
19%
18%
Under 1825%
18–3419%
35–4920%
50–6419%
65+18%

Tenure

27%
34%
24%
Own outright27%
Own (mortgage)35%
Private rent13%
Social rent24%
Shared ownership1%

Ethnicity

71%
White British71%
White Other8%
Asian8%
Black9%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household15%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent24%
Private rent13%

vs. London

Income vs London-21.2%

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
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
1 homes · Widdrington Farm, Widdrington Farm, Paternoster Row, RM4 1LA
Pipeline pressure
NONE

Named schemes (500m)

Widdrington Farm, Widdrington Farm, Paternoster Row, RM4 1LA1 homes
completed
Widdrington Farm, Widdrington Farm, Paternoster Row, RM4 1LA1 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 RM4 1LA

Full postcodeRM4 1LA
Postcode districtRM4
BoroughLondon Borough of Havering
WardGooshays
Latitude51.624195
Longitude0.214589
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