Havering Property Investment Guide

The 4th cheapest London borough

There are over 7,000 businesses based in Havering. Romford is the main commercial hub of the borough with a small district of mainly office developments close to the railway station, creating easy access for employees. Upminster, Hornchurch and Rainham make up the other main areas.

In 2011, the borough had a population of 237,232 over 43 square miles, making a high ratio of area per capita here, as there is above average green belt land in Havering Borough. It also has an unemployment rate of 4.5%, which is below average for Greater London. It also has one of the lowest crime rates, making very desirable for both residents, employers and employees.

New industrial development in the south of the borough has been encouraged by the London Development Agency with the opening of the Centre for Engineering and Manufacturing Excellence. The southern part of Havering adjoining the Thames is within the London Riverside section of the Thames Gateway redevelopment area. Havering is also bordered by the boroughs of Bexley, Redbridge, Barking, Dagenham and Essex. Connectivity to these areas is good throughout. With house prices the fourth cheapest of the 32 London boroughs and only 9.5% higher than the Essex average price, there is the potential for good investment opportunities here. That means Havering property investment is ideal for you if you’re looking for a London regeneration area on the riverside.

Economy & Employment

Havering has a stable economy and a thriving workforce with good growth forecast.

The retail and health sectors form the two biggest employers in the borough. Other major sectors include admin-support, education, construction, logistics and the green sector.

Employment rates and the business population within Havering prove to be stable, with a wide range of people working across the private and public sectors as well as those who are self-employed. The CEME Innovation Centre in Rainham features 18,500 sq ft of office space in the Thames Gateway area. The centre focuses on sustainable technologies and advanced manufacturing. In 2010, Havering was included in the GLA’s plans for setting up a Green Enterprise District. This has already raised east London’s profile as a pioneering centre for low-carbon solutions as a world-class business destination for green enterprises.

Investment

Havering has one of the largest and most diverse retail sectors in London.

Romford is the main retail destination in the borough. There’s a diverse range of outlets including several national retailers set within two large shopping malls.

There’s also a smaller arcade, a large retail and leisure development at The Brewery, a conventional high street and a traditional market. A revamp of Hornchurch Town Centre has just been completed.

The plan included improvements for cyclists, bus users, motorists and pedestrians. The benefits can already be seen with improved traffic flow and better access to buses. Even the local wildlife benefited from new greenery including plants and trees.

Transport

Air: Easy access to both Southend and Stansted airports, in around 40 minutes. Brilliantly situated for London City Airport, the capital’s premier business centre airport.

Rail: The London, Tilbury and Southend Railway and the Great Eastern Main Line pass through the borough. There is also a branch line from Romford to Upminster. The District line of the London Underground runs roughly east-west through the middle of the borough so commuting across the capital couldn’t be easier.

Road: The M25, A12 and the A13 are the main trunk radial routes from central London and feed the borough, with the A127 trunk route to Southend beginning at Gallows Corner.

Bus: There is an extensive network of London Bus routes, linking all districts to Romford and other places beyond the borough.

Education

Schools: 54 primary, 23 secondary, 5 independent.

Notable institutions include:

Raphael School (independent for boys & girls aged 4 to 16, in 2014 it was the top school for GCSE results in Havering.

The borough provides a mix of foundation, community and voluntary aided schools.

There are also a number of academies.

Higher Education: Havering College boasts a national and international reputation with its offer of quality higher education programmes from Higher National Certificates and Diplomas to foundation degrees, honours degrees and post-graduate programmes in a range of vocational and academic subjects.

Shops & Leisure

Shopping: The Liberty Shopping Centre is the main retail district and is located in Romford with several interconnected or nearby shopping arcades. Romford Market is located to the north of Romford and is the largest market within the borough and the surrounding area. Hornchurch and Upminster are the other main retail centres with extensive high street shopping areas.

Leisure: Romford has a developed night-time economy with one of the highest concentrations of bars and nightclubs anywhere in Greater London outside the West End. For cultured residents the Queen’s Theatre in Hornchurch provides a varied programme of plays, concerts and dance performances at reasonable prices.

Green Space: Large sections of Havering are parkland and 23 square miles (more than half the borough) is Metropolitan Green Belt protected land. Great outdoor space so close to the city is hard to come by and a definite draw for prospective tenants.

About the Author

Brett has over 20 years experience in all facets of property, he owns various companies centred around property and is the driving force behind the education and training at Gladfish. His companies have sold over £850 million in UK and London property and he manages over 1200 properties through his estate agency chain. Today he shares his time between UK, Australia and Singapore. He is married to Arlene and together they have 4 kids.

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