Havering is a borough of east London. Average sold prices across Havering sit at £441,241 on the HM Land Registry House Price Index, 18.6% below the London average of £542,065 yet 52.2% above England's £289,946. That places Havering at the affordable end of the London market, priced well under the inner boroughs but still carrying a clear capital-city premium over the rest of England. The borough's population grew 10.46% between the 2011 and 2021 censuses, from 237,232 to 262,052 residents.
Havering's pricing tells a sharper story by property type. Detached houses average £824,914, semi-detached £531,798 and terraced £428,925, each running roughly 75% to 85% above the equivalent England figure. Flats, though, average only £247,198, a thinner 15.2% premium over the England average of £214,563. In a borough where houses command full London money, the flat market is where the genuine value sits, and it lines up with the highest gross yields across the thirteen postcodes.
This guide covers the London Borough of Havering (ONS code E09000016) across postcodes CM13, CM14, RM1, RM2, RM3, RM4, RM5, RM7, RM11, RM12, RM13, RM14 and RM15. Havering sits on the eastern edge of London, bordering Essex, with Romford as its largest town. The neighbouring boroughs of Barking and Dagenham and Redbridge sit to the west and north.
Article updated: June 2026
Why Invest in Havering?
Havering grew its population 10.46% between the 2011 and 2021 censuses, from 237,232 to 262,052 residents, well ahead of the 6.3% England and Wales average. Much of that growth has landed in the south of the borough, where the London Riverside regeneration zone and new developments around Rainham and South Hornchurch are adding housing on former industrial land. Havering combines outer-London suburbs with genuinely semi-rural pockets towards Havering-atte-Bower and Cranham, which is part of why it draws households looking for more space than the inner boroughs offer.
The local employment rate of 78.8% is above both the London average of 74.9% and Great Britain's 75.6%. The borough's economy leans on retail and the Romford town centre, logistics and distribution along the A13 and Thames corridor, construction, and public services. The Queen's Hospital site in Romford is a major local employer, and the town's shopping and leisure offer pulls in workers and spending from across the eastern fringe of London and into Essex.
Median gross annual earnings in Havering are £46,045, which sits just below the London median of £46,414 and runs 17.7% above the Great Britain median of £39,125. Wages at that level support a tenant base that can carry the rents recorded across the borough. The arrival of the Elizabeth line, which stops at Romford, Gidea Park and Harold Wood, has cut journey times into the City, the West End and out to Heathrow, and that connectivity is part of what underpins demand from commuting renters.
Havering Economic Summary
- Population (Havering): 262,052 (2021 Census). Growth of 10.46% from 2011.
- Median annual salary: £46,045 (local), £46,414 (London), £39,125 (Great Britain)
- Employment rate: 78.8% (local), 74.9% (London), 75.6% (Great Britain)
- Unemployment rate: 6.4% (local)
- Key employment sectors: Wholesale and retail, health and social work, transport and storage, construction, public administration
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025, Employment Oct 2024-Sep 2025)
Regeneration and Investment in Havering
Havering's biggest investment story is Beam Park, a riverside scheme on the Havering and Barking boundary set to deliver several thousand new homes alongside a planned new railway station. The borough's regeneration is concentrated in the south, where former industrial sites along the Thames are being turned over to housing, and in Romford town centre, where a masterplan is steadily adding residential density around the Elizabeth line station.
- Beam Park (Under construction, thousands of homes): A major mixed-use development straddling the boundary between Havering and Barking and Dagenham, delivering new homes, a primary school, health facilities and public space on former industrial land within the wider London Riverside Opportunity Area. The scheme is a focus for the borough's housing growth in the south. Updates at London Borough of Havering.
- Romford Town Centre Masterplan (Active): Havering Council's plan for Romford targets thousands of new homes around the town centre and the Elizabeth line station, alongside upgraded public realm and retail. Improved fast services into the City and West End from Romford make the town a focus for commuter-led residential demand. Updates at Masterplan for Romford.
- London Riverside Opportunity Area (Active): The Greater London Authority designated London Riverside, covering the southern reaches of Havering and Barking and Dagenham along the Thames, as a major growth zone for new homes and employment. The area is a long-term focus for housing delivery on the eastern edge of London. Updates at the Greater London Authority.
Source: Office for National Statistics - Population for Havering
Havering Property Market Analysis
Average property prices in Havering have risen 539.7% since January 1995, from £68,980 to £441,241. The sections below break down that journey cycle by cycle, then drill into current postcode-level data for sold prices, price per square foot, asking prices, growth trends, and monthly transaction volumes.
When was the last house price crash in Havering?
All sold property prices for Havering come from HM Land Registry at borough level. The House Price Index tracks average prices from January 1995 to March 2026, covering 31 years of market cycles.
The 1995 to 2008 boom: Havering started at £68,980 in January 1995. By December 2000, prices had reached £118,019, a 71.1% increase in six years as low interest rates and rising mortgage availability fed into the outer-London market. Growth ran hard through the early 2000s, reaching £207,542 by December 2005. The market peaked at £248,274 in January 2008.
2008 to 2009, the financial crisis: Prices fell from the January 2008 peak of £248,274 to a trough of £202,716 in June 2009. That is a decline of 18.3% over 17 months, with the worst year-on-year reading at -16.5% in January 2009. Havering's correction was steep, in line with the wider London market where credit-dependent buyers pulled back sharply.
The 2010 to 2013 recovery grind: Prices bounced off the June 2009 trough and clawed back ground. By December 2010 the average stood at £224,760, and after a flatter spell it reached £232,663 by December 2013. Havering spent these years rebuilding rather than racing.
2014 to 2016, the London surge: The capital's mid-decade boom pulled Havering up with it. The March 2014 reading of £248,636 was the first time prices passed the January 2008 pre-crash peak of £248,274, a recovery that took just over six years. From there growth accelerated hard, reaching £336,080 by March 2016 as buyers priced out of inner London looked east along the new Crossrail route.
The 2017 to 2019 plateau: After the surge, the market cooled. Prices drifted in a narrow band, moving from around £368,000 in December 2017 to £375,832 by December 2019. Annual growth fell back to low single digits as London's wider market paused.
2020 to 2022, the pandemic surge: The stamp duty holiday and a shift towards space and gardens favoured outer boroughs like Havering. Prices rose from £376,403 in June 2020 to £399,278 by December 2021, then jumped to £439,314 by December 2022, a 10.0% annual gain as the race for space ran its course.
The 2023 rate shock: Higher mortgage rates cooled the market. Prices eased to £422,933 by June 2023 and £414,139 by December 2023, recording -5.7% annual growth as London's more leveraged buyers felt the squeeze.
2024 to present: The market recovered to £429,195 by December 2024 and reached an all-time high of £447,672 in December 2025 before easing slightly to £441,241 by the latest reading in March 2026. The current price is 77.7% above the pre-crash peak of £248,274.
Long-term growth summary:
- 5 years (March 2021 to March 2026): 14.9% growth (£384,019 to £441,241)
- 10 years (March 2016 to March 2026): 31.3% growth (£336,080 to £441,241)
- 15 years (March 2011 to March 2026): 102.0% growth (£218,428 to £441,241)
- 20 years (March 2006 to March 2026): 111.1% growth (£209,020 to £441,241)
- 30 years (January 1995 to March 2026): 539.7% growth (£68,980 to £441,241)
Havering's 18.3% crash was a touch deeper than England's, reflecting how exposed London buyers were to tighter credit. The six-year recovery to its pre-crash peak was quicker than many regions managed, and the 30-year return of 539.7% shows the long-run pull of the capital. A buyer who bought at the exact peak in January 2008 would now be sitting on a gain of 77.7% on the Land Registry average.
- All property types
- Detached
- Semi-detached
- Terraced
- Flats
- All property types
- Detached
- Semi-detached
- Terraced
- Flats
Sold House Prices in Havering
The average sold price across all property types in Havering is £441,241, which is 52.2% above the England average of £289,946 as of March 2026. That premium is the London tax, but it is not spread evenly. Houses carry it in full, while flats sit much closer to the national figure. Detached, semi-detached and terraced homes all run between 75% and 85% above England, yet flats are only 15.2% higher. The gap tells you where the borough's value entry point is.
| Property Type | Havering Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £824,914 | £470,492 | +75.3% |
| Semi-detached houses | £531,798 | £288,185 | +84.5% |
| Terraced houses | £428,925 | £243,788 | +75.9% |
| Flats and maisonettes | £247,198 | £214,563 | +15.2% |
| All property types | £441,241 | £289,946 | +52.2% |
Detached houses at £824,914 sit 75.3% above England's £470,492 and are concentrated in the borough's leafier postcodes, the Upminster and Cranham streets of RM14, Hutton and Shenfield in CM13, and the rural fringe around RM4. Annual growth of 1.0% points to a steady, owner-occupier market rather than one chasing rapid gains.
Semi-detached houses at £531,798 carry the widest premium of any type at 84.5% above England's £288,185. The interwar and post-war semis that fill much of Hornchurch, Gidea Park and Elm Park are the backbone of Havering's housing stock, and that depth of demand keeps prices firm. Annual growth of 1.5% is the strongest of the four types.
Terraced houses at £428,925 stand 75.9% above England's £243,788. Terraced stock is most common in the older streets of Romford, Rush Green and South Ockendon, where it tends to suit family lets and first-time landlords. Annual growth of 0.4% shows a market holding roughly flat over the year.
Flats and maisonettes at £247,198 show by far the smallest premium at 15.2% above England's £214,563. Havering is not a flat-heavy borough, and the apartment stock that does exist clusters in Romford town centre and around the Elizabeth line stations. That smaller, suburban flat market trades close to the national average, and annual change of -4.2% confirms it is the softest corner of the borough right now.
Price Per Square Foot in Havering
£130 per square foot separates Havering's cheapest postcode from its dearest, with RM15 at £411 and RM4 at £541. Measuring by the square foot strips out how big the homes are and gives a cleaner read on what each location itself commands. RM4 (Havering-atte-Bower) tops the table, reflecting the large rural and semi-rural plots towards the Essex border, while RM15 sits at the bottom on the borough's south-eastern edge.
| Rank | Area | Price Per Sq Ft |
|---|---|---|
| 1 | RM15 (South Ockendon, Aveley) | £411 |
| 2 | RM13 (Rainham) | £450 |
| 3 | RM3 (Harold Hill, Harold Wood) | £453 |
| 4 | RM7 (Rush Green, Mawneys) | £454 |
| 5 | RM1 (Romford) | £457 |
| 6 | RM5 (Collier Row) | £468 |
| 7 | RM2 (Gidea Park) | £483 |
| 8 | RM12 (Elm Park) | £490 |
| 9 | CM14 (Brentwood) | £492 |
| 10 | RM11 (Hornchurch, Emerson Park) | £494 |
| 11 | CM13 (Hutton, Shenfield) | £509 |
| 12 | RM14 (Upminster) | £528 |
| 13 | RM4 (Havering-atte-Bower) | £541 |
RM15 at £411 per square foot is the cheapest space in Havering. South Ockendon and Aveley sit on the borough's south-eastern edge towards Thurrock, where prices reflect a more affordable, partly industrial-fringe location. Based on 473 transactions analysed, RM15's per-square-foot rate runs 24% below RM4's at the top.
RM4 at £541 per square foot leads the table, though it rests on a thin sample of just 71 transactions because Havering-atte-Bower is a low-volume rural postcode. Where space changes hands here it commands a premium for the larger plots and detached homes around the village. RM14 (Upminster) at £528 is the next dearest and trades on far higher volume, a better read on what the borough's most established postcodes cost by the square foot.
For Sale Asking Prices in Havering
RM15 at £352,292 and RM4 at £878,636 sit 149.4% apart, the widest asking-price gap in the borough. That range runs from the affordable south-eastern edge up to the rural detached market, and it mirrors the sold-price hierarchy. The mean asking price across Havering's thirteen postcodes is £519,544.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | RM15 (South Ockendon, Aveley) | £352,292 |
| 2 | RM3 (Harold Hill, Harold Wood) | £406,702 |
| 3 | RM7 (Rush Green, Mawneys) | £413,151 |
| 4 | RM1 (Romford) | £430,500 |
| 5 | RM13 (Rainham) | £435,248 |
| 6 | CM14 (Brentwood) | £446,493 |
| 7 | RM5 (Collier Row) | £473,817 |
| 8 | RM12 (Elm Park) | £489,315 |
| 9 | RM2 (Gidea Park) | £558,167 |
| 10 | RM11 (Hornchurch, Emerson Park) | £610,288 |
| 11 | CM13 (Hutton, Shenfield) | £613,757 |
| 12 | RM14 (Upminster) | £645,710 |
| 13 | RM4 (Havering-atte-Bower) | £878,636 |
RM15 at £352,292 is the only Havering postcode where the average asking price falls below £400,000. South Ockendon and Aveley give an investor the most property for the money and the lowest barrier to entry in the borough, and the figures below show RM15 pairs that low asking price with one of the higher gross yields.
RM4 at £878,636 is more than double RM15's asking price, but its 71-transaction sample and three-sales-a-month turnover mark it out as a thin, rural market rather than a working buy-to-let postcode. The more telling premium is RM14 (Upminster) at £645,710, an established detached-and-semi market where asking prices run well above the £519,544 borough mean on healthy volume.
House Price Growth in Havering
RM1 (Romford) leads Havering on five-year growth at 20.5%, and pairs it with the borough's strongest one-year reading at 5.8%. Every postcode bar CM14 delivered positive five-year returns, but the recent picture is mixed: several of the premium postcodes are flat or falling over one year while the cheaper, better-connected areas keep climbing.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| RM1 (Romford) | 5.8% | 9.2% | 20.5% |
| RM7 (Rush Green, Mawneys) | 0.8% | 3.8% | 19.3% |
| RM4 (Havering-atte-Bower) | 3.2% | 25.6% | 17.2% |
| RM15 (South Ockendon, Aveley) | 3.6% | 5.3% | 17.1% |
| RM13 (Rainham) | 2.7% | 7.4% | 15.7% |
| RM5 (Collier Row) | -2.3% | -1.2% | 15.7% |
| RM12 (Elm Park) | 3.3% | 4.9% | 14.2% |
| RM3 (Harold Hill, Harold Wood) | -1.1% | 2.2% | 12.9% |
| RM2 (Gidea Park) | -4.8% | 10.6% | 10.8% |
| CM13 (Hutton, Shenfield) | 2.7% | 27.0% | 7.5% |
| RM11 (Hornchurch, Emerson Park) | -1.7% | 0.6% | 7.5% |
| RM14 (Upminster) | -3.2% | -6.0% | 3.1% |
| CM14 (Brentwood) | 2.7% | 4.6% | -3.2% |
RM1 at 20.5% over five years has Havering's strongest long-run growth, and it is also the only postcode in the top group with positive readings across one, three and five years. Romford has been the direct beneficiary of the Elizabeth line and the town-centre masterplan, with the fast-improving connectivity feeding steady buyer demand. RM7 (Rush Green, Mawneys) is close behind at 19.3% over five years on a more modest 0.8% one-year reading.
RM14 (Upminster) at 3.1% over five years has grown least, and its -3.2% one-year and -6.0% three-year readings show the borough's most expensive established postcode coming off the boil after the pandemic surge. CM14 (Brentwood) is the only postcode with a negative five-year figure at -3.2%, reflecting a softer patch at the Essex-fringe end of the borough's coverage.
Monthly Property Sales in Havering
Transaction volumes vary widely across Havering, from 34 sales a month in RM3 down to just 3 in the rural RM4. The busiest postcodes are the affordable, well-connected ones, while turnover, the share of homes changing hands each year, ranges from 4% in CM14 to 16% in RM12 and RM5.
| Area | Sales Per Month | Turnover | Asking Price |
|---|---|---|---|
| RM3 (Harold Hill, Harold Wood) | 34 | 13% | £406,702 |
| RM12 (Elm Park) | 33 | 16% | £489,315 |
| RM11 (Hornchurch, Emerson Park) | 30 | 11% | £610,288 |
| RM1 (Romford) | 25 | 14% | £430,500 |
| RM13 (Rainham) | 23 | 12% | £435,248 |
| RM7 (Rush Green, Mawneys) | 23 | 14% | £413,151 |
| RM15 (South Ockendon, Aveley) | 21 | 14% | £352,292 |
| CM13 (Hutton, Shenfield) | 20 | 8% | £613,757 |
| RM14 (Upminster) | 19 | 12% | £645,710 |
| CM14 (Brentwood) | 17 | 4% | £446,493 |
| RM5 (Collier Row) | 16 | 16% | £473,817 |
| RM2 (Gidea Park) | 13 | 13% | £558,167 |
| RM4 (Havering-atte-Bower) | 3 | 3% | £878,636 |
RM3 records the most transactions at 34 a month, with RM12 close behind on 33 and the highest turnover in the borough at 16%. Harold Hill and Harold Wood combine affordable asking prices with a deep, mid-market housing stock, so homes change hands often. For a buy-to-let investor, a busy postcode like this signals an easier exit when the time comes to sell.
At the other end, RM4 sees just 3 sales a month at a 3% turnover, the marks of a small rural market rather than a working investment postcode. CM14 (Brentwood) pairs a low 4% turnover with longer selling times, a sign that the Essex-fringe end of the borough's coverage is moving slowly at present.
How Long Properties Take to Sell in Havering
Selling speed splits Havering sharply: RM5 (Collier Row) clears fastest at about 152 days, while RM4 (Havering-atte-Bower) drags out to roughly 761 days. Days on market is the typical time a home is listed before it sells, and months of unsold stock measures how much for-sale supply is queued up at the current rate of sales. A wide gap like Havering's is a real holding cost that a yield figure on its own never shows.
| Area | Avg Days to Sell | Months of Unsold Stock | Market |
|---|---|---|---|
| RM5 (Collier Row) | 152 | 5.0 | Seller's market |
| RM12 (Elm Park) | 190 | 6.3 | Balanced market |
| RM15 (South Ockendon, Aveley) | 190 | 6.3 | Balanced market |
| RM1 (Romford) | 217 | 7.1 | Balanced market |
| RM7 (Rush Green, Mawneys) | 217 | 7.1 | Balanced market |
| RM13 (Rainham) | 234 | 7.7 | Balanced market |
| RM14 (Upminster) | 234 | 7.7 | Balanced market |
| RM3 (Harold Hill, Harold Wood) | 234 | 7.7 | Balanced market |
| RM2 (Gidea Park) | 254 | 8.3 | Balanced market |
| RM11 (Hornchurch, Emerson Park) | 277 | 9.1 | Balanced market |
| CM13 (Hutton, Shenfield) | 380 | 12.5 | Buyer's market |
| CM14 (Brentwood) | 608 | 20.0 | Buyer's market |
| RM4 (Havering-atte-Bower) | 761 | 25.0 | Buyer's market |
RM5's 5.0 months of unsold stock means a far quicker exit than the Essex-fringe postcodes, where CM14 sits on 20.0 months and RM4 on 25.0. Two postcodes can show similar yields, but a sale in Collier Row is likely to complete in a fraction of the time it takes in Brentwood, and that difference in holding time is money. The cheaper, well-connected RM postcodes around Romford move at a steadier middle pace of seven to nine months.
What Type of Property Can You Buy in Havering?
Semi-detached and detached houses dominate most of Havering, but the mix swings hard towards flats and terraces in the Romford-edge postcodes like RM7, where flats reach 33.6% of stock. The type of housing in each postcode shapes which strategies fit. The figures below are drawn from 2021 Census records for each postcode.
| Area | Detached | Semi-detached | Terraced | Flats |
|---|---|---|---|---|
| CM13 (Hutton, Shenfield) | 48.9% | 31.6% | 8.5% | 10.8% |
| CM14 (Brentwood) | 40.3% | 30.0% | 14.4% | 15.0% |
| RM1 (Romford) | 19.8% | 33.1% | 15.4% | 31.6% |
| RM2 (Gidea Park) | 24.4% | 29.6% | 9.7% | 36.2% |
| RM3 (Harold Hill, Harold Wood) | 12.2% | 47.8% | 23.4% | 14.5% |
| RM4 (Havering-atte-Bower) | 49.7% | 29.7% | 10.8% | 6.5% |
| RM5 (Collier Row) | 9.5% | 44.4% | 26.9% | 19.1% |
| RM7 (Rush Green, Mawneys) | 6.7% | 31.1% | 28.6% | 33.6% |
| RM11 (Hornchurch, Emerson Park) | 29.4% | 35.9% | 17.6% | 17.1% |
| RM12 (Elm Park) | 7.5% | 52.1% | 26.9% | 13.5% |
| RM13 (Rainham) | 11.1% | 37.4% | 33.1% | 16.5% |
| RM14 (Upminster) | 46.9% | 31.2% | 11.9% | 7.0% |
| RM15 (South Ockendon, Aveley) | 7.9% | 31.2% | 41.8% | 18.6% |
RM7 (Rush Green, Mawneys) and RM2 (Gidea Park) hold the largest flat shares at 33.6% and 36.2%, while RM1 (Romford) is close behind at 31.6%. That is the smaller-unit stock that typically forms the buy-to-let market, and it lines up with these town-centre and Elizabeth line postcodes carrying lower asking prices and stronger yields. RM15 (South Ockendon, Aveley) is the most terraced postcode at 41.8%, useful low-cost family-let stock.
At the other end, RM4 (Havering-atte-Bower) and CM13 (Hutton, Shenfield) are the most house-dominated postcodes, with detached homes at 49.7% and 48.9% and the smallest flat shares in the borough. Detached and semi-detached houses together account for around 80% of stock in these areas, which matches their premium prices and lower yields. The housing here is weighted towards owner-occupier family homes rather than the smaller units that drive rental income.
The flats figure covers both purpose-built blocks and conversions. A small share of commercial-conversion and non-standard dwellings is excluded, so rows may not total 100%.
Havering Rental Market Analysis
Monthly rents in Havering range from £1,435 in RM15 to £2,071 in RM3, with gross rental yields from 3.4% to 6.1% across the twelve rent-bearing postcodes. For investors asking is buy to let worth it in Havering, the sections below break down rents, yields, and tenant affordability postcode by postcode. If you are weighing how to build a property portfolio on the eastern edge of London, Havering's mix of London-level wages and outer-borough asking prices gives a wider yield spread than the inner boroughs. Browse current buy-to-let property for sale across the region.
Average Rent & Gross Rental Yields in Havering
Gross rental yields in Havering run from 3.4% in RM11 to 6.1% in RM3. The pattern is the familiar one: the cheaper postcodes deliver the higher yields, while the premium areas charge the highest rents but return the least on price. RM3 (Harold Hill, Harold Wood) leads on yield with a £2,071 rent against a £406,702 asking price, the strongest income return in the borough.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| RM3 (Harold Hill, Harold Wood) | £2,071 | £406,702 | 6.1% |
| RM7 (Rush Green, Mawneys) | £1,736 | £413,151 | 5.0% |
| RM13 (Rainham) | £1,776 | £435,248 | 4.9% |
| RM15 (South Ockendon, Aveley) | £1,435 | £352,292 | 4.9% |
| RM1 (Romford) | £1,625 | £430,500 | 4.5% |
| RM5 (Collier Row) | £1,769 | £473,817 | 4.5% |
| CM14 (Brentwood) | £1,555 | £446,493 | 4.2% |
| RM12 (Elm Park) | £1,645 | £489,315 | 4.0% |
| CM13 (Hutton, Shenfield) | £1,863 | £613,757 | 3.6% |
| RM14 (Upminster) | £1,892 | £645,710 | 3.5% |
| RM2 (Gidea Park) | £1,623 | £558,167 | 3.5% |
| RM11 (Hornchurch, Emerson Park) | £1,736 | £610,288 | 3.4% |
| RM4 (Havering-atte-Bower) | Not enough data | £878,636 | Not enough data |
RM3 at 6.1% stands out because it pairs the highest rent in the borough, £2,071 a month, with one of the lower asking prices at £406,702. A 30% deposit of £122,011 buys into the top-yielding postcode in Havering, in an area lifted by the Elizabeth line station at Harold Wood.
The tenant base in RM3 is broad. Harold Hill carries a large stock of mid-market and former-council family housing, while Harold Wood draws commuters using the fast Elizabeth line services into central London. That spread across family and commuting renters helps cushion void risk.
RM11 (Hornchurch, Emerson Park) at 3.4% sits at the bottom of the yield table. The £1,736 monthly rent is solid, but a £610,288 asking price compresses the return. Hornchurch is premium owner-occupier territory, and in this postcode the higher price is doing more for capital value than for rental income.
Gross Rental Yield by Postcode
Is Havering Rent High?
Monthly rents in Havering consume between 37.4% and 54.0% of the local median gross monthly salary. The widely cited threshold for rent affordability is 30% of gross income, and every Havering postcode sits above it. That is the reality of renting in a London borough on London-level rents, even one at the affordable end of the capital.
The median gross weekly salary in Havering is £885.50, which equates to £3,837 per month or £46,045 per year. This sits just below the London regional median of £892.60 per week and well above the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | RM3 (Harold Hill, Harold Wood) | 54.0% |
| 2 | RM14 (Upminster) | 49.3% |
| 3 | CM13 (Hutton, Shenfield) | 48.5% |
| 4 | RM13 (Rainham) | 46.3% |
| 5 | RM5 (Collier Row) | 46.1% |
| 6 | RM11 (Hornchurch, Emerson Park) | 45.3% |
| 7 | RM7 (Rush Green, Mawneys) | 45.2% |
| 8 | RM12 (Elm Park) | 42.9% |
| 9 | RM1 (Romford) | 42.3% |
| 10 | RM2 (Gidea Park) | 42.3% |
| 11 | CM14 (Brentwood) | 40.5% |
| 12 | RM15 (South Ockendon, Aveley) | 37.4% |
| — | RM4 (Havering-atte-Bower) | Not enough data |
RM15 at 37.4% is the most affordable postcode for tenants on the local median wage. A £1,435 rent against a £3,837 monthly salary leaves more headroom than anywhere else in the borough, which matters for landlords because tenants who are not stretched tend to stay longer and fall into arrears less often.
RM3 at 54.0% reads as the least affordable on the single-earner median, but the high rent reflects larger family homes rather than studios. Tenants taking £2,071-a-month homes in Harold Hill and Harold Wood are typically dual-income or sharing households rather than one person on the median salary, which is how the rent gets paid in practice.
How Big Is Havering's Private Rented Sector?
The private rented sector is deepest in central Romford and its edge postcodes, reaching 22.7% of households in RM2 and 22.6% in RM7, and is thinnest in RM12 at 11.7%. The share of homes already rented privately points to the size of the established tenant pool and the depth of the local lettings market. The table below shows household tenure by postcode.
| Area | Owned Outright | Owned with Mortgage | Private Rented | Social Rented |
|---|---|---|---|---|
| RM2 (Gidea Park) | 31.7% | 33.1% | 22.7% | 10.6% |
| RM7 (Rush Green, Mawneys) | 25.1% | 32.6% | 22.6% | 17.8% |
| RM14 (Upminster) | 42.7% | 34.0% | 21.7% | 1.6% |
| RM1 (Romford) | 33.2% | 33.3% | 21.4% | 10.2% |
| RM13 (Rainham) | 33.0% | 32.4% | 20.6% | 12.1% |
| RM4 (Havering-atte-Bower) | 42.5% | 31.2% | 19.0% | 7.0% |
| CM14 (Brentwood) | 33.4% | 35.3% | 17.6% | 12.9% |
| CM13 (Hutton, Shenfield) | 45.0% | 35.3% | 14.5% | 5.0% |
| RM11 (Hornchurch, Emerson Park) | 42.8% | 38.6% | 14.4% | 3.8% |
| RM5 (Collier Row) | 34.8% | 36.6% | 12.5% | 15.2% |
| RM3 (Harold Hill, Harold Wood) | 33.3% | 35.1% | 12.5% | 18.4% |
| RM15 (South Ockendon, Aveley) | 24.0% | 38.9% | 12.4% | 24.1% |
| RM12 (Elm Park) | 42.9% | 36.8% | 11.7% | 8.0% |
RM2 (Gidea Park) and RM7 (Rush Green, Mawneys) have the largest private rented sectors in Havering at around 22% to 23% of households, marking out the most established lettings markets in the borough. A deeper rented sector points to an active local market and a wider pool of existing tenants, a different signal from yield. RM7 pairs its deep rented base with a strong 5.0% yield, while RM2's 22.7% rented share sits alongside one of the lowest yields at 3.5%, showing how rented depth and income return do not always move together.
RM12 (Elm Park) and RM15 (South Ockendon, Aveley) sit at the other end on private renting, both near 12%, but for different reasons: RM12 leans towards owner-occupation at over 79% owned, while RM15 carries the borough's largest social rented sector at 24.1%. Reading rental demand directly, the postcodes with enough live listings to gauge, including RM1, RM7 and RM13, all show fast letting times of around 35 to 49 days, pointing to tight rental supply where the data is readable.
Local Housing Allowance Rates in Havering
Havering straddles two Broad Rental Market Areas, so its Local Housing Allowance rates are not uniform: most of the borough falls in Outer North East London, where a two-bedroom home is capped at £287.67 a week, while the CM and RM15 postcodes sit in the lower-rated South West Essex area. Local Housing Allowance sets the maximum housing support a tenant on benefits can receive, so it acts as a rent floor for landlords letting to that part of the market. Because Havering spans the two areas, the rate that applies depends on which postcode the property sits in.
| Property Size | Outer North East London (weekly) | South West Essex (weekly) |
|---|---|---|
| Shared accommodation | £126.54 | £109.62 |
| 1 bedroom | £230.14 | £178.36 |
| 2 bedrooms | £287.67 | £218.63 |
| 3 bedrooms | £345.21 | £276.16 |
| 4 bedrooms | £414.25 | £345.21 |
Most of Havering, the RM1 to RM14 postcodes around Romford, Hornchurch and Upminster, falls within the Outer North East London market area, where a two-bedroom home is supported up to £287.67 a week, around £1,247 a month. The three CM and RM15 postcodes on the borough's eastern fringe sit in the South West Essex area, where the same two-bedroom rate is lower at £218.63 a week, about £948 a month. Both figures fall below Havering's open-market rents, so benefit-backed lets sit under the going rate, and the stock that fits is concentrated in the cheaper postcodes. To check the current rate for a specific address, you can use the government's official Local Housing Allowance calculator.
Buy-to-Let Considerations
Are House Prices High in Havering? Price-to-Earnings Ratios
Purchasing a property in Havering requires between 7.7 and 19.1 times the median annual salary. This is based on the Nomis Labour Market Profile for Havering showing the median gross annual income for Havering residents is £46,045.
The national benchmark for price-to-earnings is 7.4x (England's average sold price of £289,946 divided by the Great Britain median annual salary of £39,125). No Havering postcode sits below that benchmark, which is what you would expect of a London borough: even the cheapest area asks more relative to local incomes than the England average does relative to national incomes.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | RM15 (South Ockendon, Aveley) | 7.7x |
| 2 | RM3 (Harold Hill, Harold Wood) | 8.8x |
| 3 | RM7 (Rush Green, Mawneys) | 9.0x |
| 4 | RM1 (Romford) | 9.3x |
| 5 | RM13 (Rainham) | 9.5x |
| 6 | CM14 (Brentwood) | 9.7x |
| 7 | RM5 (Collier Row) | 10.3x |
| 8 | RM12 (Elm Park) | 10.6x |
| 9 | RM2 (Gidea Park) | 12.1x |
| 10 | RM11 (Hornchurch, Emerson Park) | 13.3x |
| 11 | CM13 (Hutton, Shenfield) | 13.3x |
| 12 | RM14 (Upminster) | 14.0x |
| 13 | RM4 (Havering-atte-Bower) | 19.1x |
RM15 at 7.7x is the most affordable entry in Havering relative to local earnings, just above the 7.4x national benchmark. South Ockendon and Aveley sit at the borough's south-eastern edge, where the more affordable stock keeps the ratio closest to the national line while still offering a strong 4.9% yield.
RM4 at 19.1x sits far above the benchmark, but it reflects a thin rural market of large detached homes rather than a working buy-to-let postcode. Among the active postcodes, RM14 (Upminster) at 14.0x and CM13 (Hutton, Shenfield) at 13.3x are the genuinely premium ends, where prices run more than thirteen times local earnings and yields are correspondingly compressed.
Deposit Requirements in Havering
A 30% deposit on a buy-to-let property in Havering ranges from £105,687 in RM15 to £263,591 in RM4. Across the active postcodes the gap is narrower, from RM15's £105,687 up to RM14's £193,713 in Upminster. For investors comparing Havering with cheaper London options, these deposits sit above Barking and Dagenham but below the inner boroughs.
Beyond the deposit, the stamp duty calculation and other buy to let costs affect the total capital required.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | RM15 (South Ockendon, Aveley) | £105,687 |
| 2 | RM3 (Harold Hill, Harold Wood) | £122,011 |
| 3 | RM7 (Rush Green, Mawneys) | £123,945 |
| 4 | RM1 (Romford) | £129,150 |
| 5 | RM13 (Rainham) | £130,574 |
| 6 | CM14 (Brentwood) | £133,948 |
| 7 | RM5 (Collier Row) | £142,145 |
| 8 | RM12 (Elm Park) | £146,794 |
| 9 | RM2 (Gidea Park) | £167,450 |
| 10 | RM11 (Hornchurch, Emerson Park) | £183,086 |
| 11 | CM13 (Hutton, Shenfield) | £184,127 |
| 12 | RM14 (Upminster) | £193,713 |
| 13 | RM4 (Havering-atte-Bower) | £263,591 |
RM15 is the cheapest way into Havering, at a £105,687 deposit for a home renting at £1,435 a month on a 4.9% yield. Stepping up to RM3 costs roughly £16,000 more, and that money buys the borough's highest yield at 6.1% on a £2,071 rent, in a postcode lifted by the Elizabeth line at Harold Wood. The two cheapest deposits in the borough both land in solid-yielding territory.
At the premium end, RM14 (Upminster) needs £193,713 down, nearly twice RM15's outlay, and it buys a very different kind of postcode: established, detached-heavy and owner-occupier in character, with a 3.5% yield and the borough's softest recent growth. The deposit difference is not just a bigger number; it is a different investment, trading income for an established address.
What the Havering Data Tells Buy-to-Let Investors
In Havering the affordable, well-connected postcodes carry both the value entry point and the stronger yields. RM15 has the lowest asking price for buying an investment property at £352,292, the most affordable price against local earnings at 7.7 times income, and a solid 4.9% yield. A 30% deposit there is £105,687, the lowest in the borough, for a home renting at £1,435 a month.
RM3 (Harold Hill, Harold Wood) is the leader for income, with the borough's top yield at 6.1% on a £2,071 rent and a still-modest £406,702 asking price. RM1 (Romford) is the growth leader, up 20.5% over five years and the only postcode positive across one, three and five years, both of these lifted by the Elizabeth line and the Romford town-centre masterplan. Income and growth are coming from the same affordable, connected band of the borough rather than the premium streets.
At the top end, RM14 (Upminster), RM11 (Hornchurch) and CM13 (Hutton, Shenfield) charge the highest rents and prices but return the lowest yields, between 3.4% and 3.6%, with softer recent growth. The widest gap to the national figure across property types is in flats, which average £247,198 and sit just 15.2% above England in a borough where houses run 75% higher. Buyers who want to come in below asking often look through off-market property channels.
Havering has no borough-wide selective licence for private landlords, though Article 4 directions and additional HMO licensing apply in parts of the borough, so check the rules for a specific address with the council before buying. With London-level wages, a 78.8% employment rate and Elizabeth line connectivity, Havering reads as the affordable end of the London market: lower headline prices than the inner boroughs, with a wider yield spread underneath.
How Havering Compares
Havering's mean asking price of £519,544 sits near the top of this group of five east-London and Essex-fringe locations, yet its 6.1% top yield matches Essex and Romford at the affordable end. The comparison below places Havering alongside four nearby locations, each with a different investor profile. The mean asking price and mean monthly rent are simple averages across all postcodes with data. Top gross yield is the single highest postcode yield in each location.
| Location | Mean Asking Price | Mean Monthly Rent | Mean Gross Yield | Top Yield (postcode) |
|---|---|---|---|---|
| Barking & Dagenham | £402,635 | £1,824 | 5.4% | 6.8% (IG11) |
| Essex | £439,322 | £1,464 | 4.0% | 6.1% (SS13, SS14) |
| Havering | £519,544 | £1,727 | 4.0% | 6.1% (RM3) |
| Romford | £534,469 | £1,780 | 4.0% | 6.1% (RM3) |
| Redbridge | £538,319 | £1,947 | 4.3% | 5.5% (E12, IG1) |
Havering sits third on price in this group at £519,544 mean asking, with a 6.1% top yield that matches both Essex and Romford (the town within Havering, whose postcode dataset overlaps the borough's). Barking and Dagenham to the west is the cheapest location here at £402,635 and reaches the highest top yield at 6.8%, the income end of this cluster.
For investors prioritising income, Barking and Dagenham at 6.8% leads, while Essex offers the lowest mean rent at £1,464 alongside a cheaper-than-Havering entry. Redbridge to the north is the most expensive at £538,319 and tops out at 5.5%, trading yield for a more established north-east London address. Havering and Romford occupy the middle: London prices with a borough-edge yield spread that runs up to 6.1%. For a data-driven comparison across all UK locations, see our best buy-to-let areas guide.
Frequently Asked Questions
Is Havering a good place to live for buy-to-let tenants?
It works well, and a lot of it comes down to connectivity and wages. Havering's employment rate is 78.8%, above the London average of 74.9%, and the typical wage is £885.50 a week, just shy of the wider London figure. The Elizabeth line stops at Romford, Gidea Park and Harold Wood, putting fast trains into the City and West End on the doorstep, which is exactly what professional renters look for.
It also offers something the inner boroughs cannot, more space at a lower price. Tenants priced out of inner east London can rent a house in Havering for what a flat costs closer in, which keeps demand steady across both commuter and family lets.
What are the best areas in Havering for property investment?
It splits cleanly by what you are after. For income, RM3 (Harold Hill, Harold Wood) leads on yield at 6.1%, helped by the borough's highest rent of £2,071 a month. RM15 (South Ockendon, Aveley) is the cheapest way in at £352,292 and still returns a solid 4.9%. For growth, RM1 (Romford) has risen 20.5% over five years and is the only postcode positive across one, three and five years.
At the premium end, RM14 (Upminster) and RM11 (Hornchurch, Emerson Park) charge the highest rents but return the least, with yields of 3.5% and 3.4%. So if income matters most, the cheaper RM postcodes around Romford lead; if you want an established address and steadier capital value, Upminster and Hornchurch are where that sits.
How does Havering compare to Barking and Dagenham for buy-to-let?
Barking and Dagenham is the cheaper, higher-yielding neighbour. Its mean asking price is £402,635 against Havering's £519,544, and its top yield reaches 6.8% where Havering tops out at 6.1%. The two boroughs share postcodes along the boundary, RM7, RM12 and RM13, so the lower end of the markets overlaps directly.
Havering trades that bit of extra yield for more space, a greener, more suburban character towards Upminster and the rural fringe, and the Elizabeth line connectivity through Romford. Historically Barking and Dagenham has been the stronger cash-flow play and Havering the steadier, more established one. Which fits depends on whether you are buying for income or for a longer-term hold.
Is there demand for HMO and shared housing in Havering?
Yes, particularly around the Romford-edge postcodes. A sample of current room adverts puts a double room with a shared bathroom at around £175 a week in RM7 (most between £150 and £219), £180 in RM12 (Elm Park), and £177 in the Rush Green and Mawneys area, the room types with enough live listings to read reliably. Those rents make shared housing viable for landlords willing to take on the extra management.
Worth noting: Havering Council operates Article 4 directions and additional HMO licensing in parts of the borough, so the planning and licensing rules for a shared house vary by location, check before you buy. For how the numbers work on a shared house, see our complete guide to investing in HMOs.
Can I find buy-to-let property under £400,000 in Havering?
Yes, but the choice narrows. RM15 (South Ockendon, Aveley) is the only postcode with an average asking price below £400,000, at £352,292, so it is the obvious starting point. After that the way in below £400,000 is by property type rather than postcode: terraced homes and flats across the cheaper RM postcodes sit under their area averages, and flats borough-wide average £247,198 on the Land Registry index. If a sub-£400,000 entry is the target, RM15 plus flats and terraces in RM3, RM7 and RM13 are where to look, or explore below market value stock.
How has the Elizabeth line affected Havering property?
It has been a clear tailwind for the postcodes it serves. Trains stop at Romford, Gidea Park and Harold Wood, cutting journey times into central London and out to Heathrow. RM1 (Romford) has posted the borough's strongest five-year growth at 20.5%, and RM3 (Harold Hill, Harold Wood), home to the Harold Wood station, carries the top yield at 6.1%, both lifted by the improved connectivity.
The effect is uneven, though. The premium postcodes furthest from the stations, like RM14 (Upminster) and RM11 (Hornchurch), have grown more slowly, so the line's benefit has concentrated in the affordable, station-served band of the borough rather than spreading evenly.
What are average house prices in Havering?
The average sold price across Havering is £441,241 on the Land Registry index, about 52.2% above the England average of £289,946 as of March 2026 but 18.6% below the London average. Asking prices by postcode run from £352,292 in RM15 (South Ockendon, Aveley) up to £878,636 in the rural RM4 (Havering-atte-Bower), with a borough-wide mean of £519,544. By type, detached homes average £824,914, semi-detached £531,798, terraced £428,925 and flats £247,198.
Through a buy-to-let lens, the cheaper, connected postcodes like RM3 and RM15 carry the higher yields, while the premium Upminster and Hornchurch postcodes are the lowest-yielding.
What are the Local Housing Allowance rates in Havering?
Havering spans two Broad Rental Market Areas, so the rates differ by postcode. Most of the borough, the RM1 to RM14 postcodes around Romford, Hornchurch and Upminster, falls in Outer North East London, where as of June 2026 Local Housing Allowance runs at £126.54 a week for a shared room, £230.14 for a one-bed, £287.67 for two beds, £345.21 for three and £414.25 for four. The CM postcodes and RM15 on the eastern fringe sit in the lower-rated South West Essex area, where the two-bed rate is £218.63. The rate is the most a tenant on housing support can claim towards rent, so for that part of the market it effectively sets a floor.
What type of property is most common in Havering?
It varies a lot by postcode, which is unusual for a single borough. Semi-detached houses are the most common type overall, peaking at 52.1% of stock in RM12 (Elm Park), while detached homes dominate the leafier postcodes like RM4 (Havering-atte-Bower) at 49.7% and CM13 (Hutton, Shenfield) at 48.9%. The smaller homes that usually suit buy-to-let, flats and terraces, are most concentrated in the Romford-edge postcodes, with flats reaching 33.6% of stock in RM7 (Rush Green, Mawneys) and 36.2% in RM2 (Gidea Park).
How do I buy an investment property in Havering?
Start by deciding whether you are buying for income or for growth, because in Havering they point you at slightly different postcodes. For income, RM3 (Harold Hill, Harold Wood) leads on yield at 6.1% and RM15 (South Ockendon, Aveley) is the cheapest entry at £352,292. For growth, RM1 (Romford) has the strongest five-year record at 20.5%. Budget for a 30% deposit, which runs from £105,687 in RM15 to £193,713 in RM14 across the active postcodes.
Beyond what is listed openly, plenty of experienced investors buy below asking through off market properties and BMV property. To see what is available now, browse investment properties or buy-to-let homes for sale.
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