Havering Area Guide

Residents of Havering, the most eastern borough in London, are proud to live in one of the greenest areas in London.

Residents of Havering, the most eastern borough in London, are proud to live in one of the greenest areas in London. The hubbub of principal town of Romford, and major towns Upminster and Brentwood, are pleasantly surrounded by rolling hills, giving locals the best of both, city and rural living. Encompassed by Bexley, Redbridge, Barking and Dagenham and neighbouring Essex itself, Havering is the 3rd largest of all the boroughs. Well over half of the area is open space, and there are a staggering 400-plus sports facilities to choose from.

Property market

£406k Average house price
£1,250 Average Rent, 2 Bed
6% Average yield
14% Price growth over last 5 years
20% Price growth 5-years forecast
6% Rental growth over last 5 years
15% Rental growth 5-years forecast


11 Number of ‘Outstanding’ primary schools
2 Number of ‘Outstanding’ secondary schools
250 Restaurants and cafes
740 Number of shops
59% Proportion of open space
10 Number of stations
1b PTAL (Public Transport Accessibility Level)

Despite the borough’s beauty and charm, house prices are below the London average, but the savvy buyers who have wisely invested in this borough have been rewarded by strong and consistent returns, which will look to continue. Life here centres around Romford, a vibrant market town with no less than four shopping centres and a regular, bargain-filled outdoor market.

One of the last stops on the mainline route between Essex and London, Romford is a great location for a night out, with a host of bars and nightclubs at revellers’ disposal. The last stop on the District Line, Upminster straddles city life and country living. Landmarks - including The Windmill and Tithe Barn Museum - serve as a nod to its rural past, while its high-performing schools and the forthcoming Elizabeth Line point to a borough that’s clearly going places. The Thames Gateway’s London Riverside has added a wave of new housing to this increasingly in-demand area, while Beam Park’s proposed railway station will bolster its already impressive links to London.

With more open space than any other borough, Havering is a cluster of village-like, close-knit communities, rich with loyal east enders and more recent residents alike. Just a short drive to the sea - and with over 100 acres of woodland and grassland on tap at Havering Country Park - this is the perfect borough to live, work and play.




  • House prices are 21% lower than the London average
  • Average rent for a 2-bed flat is 30% lower than the London average
  • House price growth over the last 5 years was 14%, higher than London at 10%
  • Rapid price growth is predicted in next 5 years at 20%, faster than London at 19%
  • Average asking rents grew 6% over the last 5 years, lower than London at 14%. However, over the next 5 years average rents are predicted to grow by 15%, higher than London at 14%
  • The borough is comporised of 59% open space compared with 39% for London as a whole

Romford Market is 772 years old, having first run in 1247.

I love living in Romford - it's well connected with central London (Elizabeth line is also coming soon) yet it has plenty of green open spaces such as Bedfords Park. Hainault Forest is also on your doorstep. My favourite spot is The Ship in Gidea Park, its a very traditional historic pub or the Orange Tree.

London boroughs

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*Please note the forecasts in this report are historic and not reflective of current market conditions

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)