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Neighbourhood · Havering

Cranham East: house prices and how the area is changing

Official figures for the Cranham East neighbourhood of Havering, England (ONS area Havering 018). Headline figures assembled 12 October 2026. Postcodes RM14. Figures that read a point use the neighbourhood's centre, near RM14 1HE.

One of the most affluent neighbourhoods in England, showing clear signs of gentrification

Cranham East is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Havering (3 of 22 signals rising, none falling). Houses here typically resell for £493,500 and flats for £287,000 (median resale prices, 2023-2025). Recorded crime is lower than across Havering (0.4 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Upminster, is about a 22-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£493,500

Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£287,000

Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.15; 3 of 22 signals up, 0 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 10 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 6 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£76,800

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.4 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Cranham East sits in Havering

  • Typical house price: 11th highest of 30 neighbourhoods in Havering
  • Typical flat price: 6th highest of the 22 neighbourhoods in Havering with enough flat sales for one
  • Average household income: 12th highest of 30 neighbourhoods in Havering

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Cranham East

House prices: Cranham East against Havering: This neighbourhood £79k (1995) to £488k (2026); Havering £70k (1995) to £480k (2026).£125k£445k2026202120162011200620011995This neighbourhood£488kHavering£480k
Median resale price of houses each year here and across Havering, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Cranham East against Havering: This neighbourhood £49k (1995) to £285k (2024); Havering £42k (1995) to £265k (2026).£76k£269k2026202120162011200620011995This neighbourhood£285kHavering£265k
Median resale price of flats each year here and across Havering, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 22 counted signals point towards rising affluence against Havering, 0 the other way and 19 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Anti-social behaviour
  • Home improvement applications
  • Borough against the region

Stations and schools nearby

Nearest station

  • Upminster Railway and Underground station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 15 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 23 min) and Shoeburyness (41 to 46 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Engayne Primary School 790 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023).
  • Nearest state secondary school Hall Mead School 820 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Cranham East

What is the typical house price in Cranham East?

£493,500. Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

How does Cranham East compare with the rest of Havering?

Typical house price: 11th highest of 30 neighbourhoods in Havering. Typical flat price: 6th highest of the 22 neighbourhoods in Havering with enough flat sales for one. Average household income: 12th highest of 30 neighbourhoods in Havering.

Is Cranham East an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Cranham East gentrifying?

Clear signs. Weighted balance +0.15; 3 of 22 signals up, 0 down, against the borough.

What is the nearest station to Cranham East?

Upminster. Railway and Underground station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 15 trains an hour leave between 07:00 and 19:00 on a weekday: c2c to London Fenchurch Street (about 23 min) and Shoeburyness (41 to 46 min).

Which state schools are nearest to Cranham East?

Nearest state primary school. Engayne Primary School. 790 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023). Nearest state secondary school. Hall Mead School. 820 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.