Neighbourhood · Havering
Upminster North & Cranham West: house prices and how the area is changing
Official figures for the Upminster North & Cranham West neighbourhood of Havering, England (ONS area Havering 019). Headline figures assembled 12 October 2026. Postcodes RM11, RM14. Figures that read a point use the neighbourhood's centre, near RM14 1BQ.
One of the most affluent neighbourhoods in England, changing little against Havering
Upminster North & Cranham West is one of the most affluent neighbourhoods in England; it is changing little against Havering (signals are mixed: 3 rising and 4 falling of 22). Houses here typically resell for £640,000 and flats for £365,000 (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 9-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
£640,000
Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£365,000
Median resale price of flats in the neighbourhood, 2023-2025; +8% 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
Mixed signs
Weighted balance +0.02; 3 of 22 signals up, 4 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 4 small areas range from decile 10 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£103,200
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 Upminster North & Cranham West sits in Havering
- Typical house price: 4th highest of 30 neighbourhoods in Havering
- Typical flat price: the highest of the 22 neighbourhoods in Havering with enough flat sales for one
- Average household income: 2nd 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 Upminster North & Cranham West
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, 4 the other way and 15 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
- Income deprivation ranking
- Home improvement applications
- Borough against the region
Falling behind the borough
- Degree-educated residents
- Anti-social behaviour
- Homes improving their energy rating
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Upminster Railway and Underground station, about a 9-minute walk from the neighbourhood's centre (690 m 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 950 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023).
- Nearest state secondary school Hall Mead School 260 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 Upminster North & Cranham West
What is the typical house price in Upminster North & Cranham West?
£640,000. Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.
How does Upminster North & Cranham West compare with the rest of Havering?
Typical house price: 4th highest of 30 neighbourhoods in Havering. Typical flat price: the highest of the 22 neighbourhoods in Havering with enough flat sales for one. Average household income: 2nd highest of 30 neighbourhoods in Havering.
Is Upminster North & Cranham West an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Upminster North & Cranham West gentrifying?
Mixed signs. Weighted balance +0.02; 3 of 22 signals up, 4 down, against the borough.
What is the nearest station to Upminster North & Cranham West?
Upminster. Railway and Underground station, about a 9-minute walk from the neighbourhood's centre (690 m 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 Upminster North & Cranham West?
Nearest state primary school. Engayne Primary School. 950 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2023). Nearest state secondary school. Hall Mead School. 260 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Upminster North & Cranham West?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Havering
- Cranham East
- Upminster Bridge
- Upminster South & Corbets Tey
- Emerson Park
- Hornchurch
- Ardleigh Green
- Hacton
- Elm Park East
- All 30 neighbourhoods in Havering
Postcode districts
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.