Neighbourhood · Havering

Harold Hill West: house prices and how the area is changing

Official figures for the Harold Hill West neighbourhood of Havering, England (ONS area Havering 006). Headline figures assembled 12 October 2026. Postcodes RM3. Figures that read a point use the neighbourhood's centre, near RM3 7HP.

A middle-income neighbourhood, showing some signs of gentrification

Harold Hill West is a middle-income neighbourhood; it shows some signs of gentrification against Havering (4 of 21 signals rising, 1 falling). Houses here typically resell for £400,000 (median resale price, 2023-2025). Recorded crime is in line with Havering (1.0 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Harold Wood, 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

£400,000

Median resale price of houses in the neighbourhood, 2023-2025; +25% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

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

Some signs

Weighted balance +0.20; 4 of 21 signals up, 1 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

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

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 2 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£63,600

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

Source: Office for National Statistics

Recorded crime

1.0 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 Harold Hill West sits in Havering

Typical house price: 2nd lowest of 30 neighbourhoods in Havering
Average household income: 3rd lowest 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 Harold Hill West

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).

Median resale price of flats each year here and across Havering, 1998 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

4 of 21 counted signals point towards rising affluence against Havering, 1 the other way and 16 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

Recorded crime
Anti-social behaviour
Borough against the region
Benefit claims (DWP)

Falling behind the borough

Homes selling

Stations and schools nearby

Nearest station

Harold Wood Railway station, about a 22-minute walk from the neighbourhood's centre (1.8 km in a straight line). About 19 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 10 min) and Paddington (about 47 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 Hilldene Primary School 530 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 2 areas, Requires improvement in 2 (Dec 2024).
Nearest state secondary school The Royal Liberty School 1.4 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (Feb 2024). Ofsted plans a full inspection next.

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 Harold Hill West

What is the typical house price in Harold Hill West?

£400,000. Median resale price of houses in the neighbourhood, 2023-2025; +25% against 2017-2019.

How does Harold Hill West compare with the rest of Havering?

Typical house price: 2nd lowest of 30 neighbourhoods in Havering. Average household income: 3rd lowest of 30 neighbourhoods in Havering.

Is Harold Hill West an affluent area?

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

Is Harold Hill West gentrifying?

Some signs. Weighted balance +0.20; 4 of 21 signals up, 1 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

What is the nearest station to Harold Hill West?

Harold Wood. Railway station, about a 22-minute walk from the neighbourhood's centre (1.8 km in a straight line). About 19 trains an hour leave between 07:00 and 19:00 on a weekday: Elizabeth line to Shenfield (about 10 min) and Paddington (about 47 min).

Which state schools are nearest to Harold Hill West?

Nearest state primary school. Hilldene Primary School. 530 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 2 areas, Requires improvement in 2 (Dec 2024). Nearest state secondary school. The Royal Liberty School. 1.4 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (Feb 2024). Ofsted plans a full inspection next.

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.