Upminster South & Corbets Tey
Havering 024 · 5 sub-areas · 7,888 residents
Havering 024 is a settled, largely owner-occupied corner of the London Borough of Havering, home to around 7,900 people. A typical two-bedroom home lets for about £1,540 a month — noticeably below the London norm — and nearly nine in ten residents own their home outright or with a mortgage, giving the area a stability that's rare this close to the capital.
Upminster South & Corbets Tey is a commuter neighbourhood within Havering — train into London runs in around 16 minutes, and the rhythm of weekday mornings is shaped by it. The population skews older, with a long-settled feel and a high share of retirees; most homes are owner-occupied, so turnover is low and many residents have been here a long time.
Overview
What's it like to live in Upminster South & Corbets Tey?
Greenspace is on the doorstep — a park or playing field is within walking distance of most homes; The streets feel safe by national standards — police-recorded crime is well below the country-wide median; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents are roughly in line with the national norm, at around £1,566 a month for a typical home; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Upminster South & Corbets Tey in Havering
Living in Upminster South & Corbets Tey
This part of Havering has the feel of deep suburbia rather than outer London — quiet residential streets, a predominantly older population, and an ownership rate that sits at an extraordinary 93%. That's not a typo. Almost nobody rents here privately, which tells you a lot about the character of the place: it's where people put down roots, not where they land for a year between moves.
Rents are among the more affordable you'll find within Greater London. A two-bedroom home runs around £1,540 a month, and a three-bedroom comes in at roughly £1,845 — meaningfully cheaper than much of inner or even mid-outer London. For buyers, the median sale price is closer to £748,000, which puts a deposit well out of reach for most first-timers: at current savings rates, you're looking at around nine years to build a standard deposit, which is the honest trade-off of buying into a stable, high-ownership area.
The population skews older than London as a whole. Over a quarter of residents are aged 65 or over, and the 50–64 bracket adds another 22%. Families with children are present — nearly one in four households is a couple with children — but the dominant demographic is settled, long-term residents rather than young transient renters. The ethnic diversity index of 13.6 and a UK-born share of 94.3% reflect a community that is demographically quite homogeneous by London standards.
The area is well connected to central London, with the rail journey taking under 20 minutes — which makes it a genuine commuter option for people priced out of closer-in postcodes. Almost half of residents work from home, which has clearly strengthened the appeal of larger, quieter suburban homes. Greenspace is accessible: the nearest open space is under 400 metres away on average, and just over two in five residents live within easy walking distance of a park. See the streets and sub-areas below for more.
What you'll need on day one
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Frequently asked
- Is Havering 024 a nice place to live?
- It's a quiet, settled area that suits people who want suburban stability close to London. Crime is low, greenspace is nearby, and the rail connection to central London takes under 20 minutes. The trade-off is a lack of rental stock — nearly everyone owns here — and school quality within catchment is patchy, with only around 45% of nearby schools rated Good or Outstanding.
- What is the rent in Havering 024?
- Estimated rents run around £1,220 a month for a one-bedroom, £1,540 for a two-bedroom, and £1,845 for a three-bedroom. These are estimates scaled from borough-level data using local sale prices. Private rental stock is very limited — only about 5.5% of homes are privately rented — so what comes available tends to go quickly.
- Is Havering 024 safe?
- Yes, by most measures. The crime rate is around 41 incidents per 1,000 residents a year, roughly half the UK national average and well below the London norm. The area sits in the ninth deprivation decile, meaning it's among the least deprived parts of England, which tends to correlate with lower crime.
- What's the commute from Havering 024 to central London?
- Under 20 minutes by rail, which makes it one of the faster Outer London connections. The nearest mainline station is about 1.6 km away — roughly a 20-minute walk. That said, nearly half of residents work from home, so many people here don't commute at all.
- Who lives in Havering 024?
- Predominantly older, long-term owner-occupiers. Nearly half the population is over 50, and 93% own their home. Families with children make up around a quarter of households. Young renters are rare — only 15% of residents are aged 18–34. It's one of the more settled and homogeneous communities in Greater London.
- What schools are near Havering 024?
- There are 49 schools within typical catchment distance, so there's no shortage of options. However, only around 45% are rated Good or Outstanding by Ofsted — well below the national average of roughly 89%. The nearest Outstanding-rated school is just over 2 km away. It's worth checking individual school catchments carefully before choosing a specific street.
- Is Havering 024 affordable compared to the rest of London?
- For renting, yes — two-bedroom rents of around £1,540 a month are noticeably below inner-London levels. For buying, it's still a stretch: the median sale price is around £748,000, and saving a deposit takes roughly nine years at typical rates. The low crime, good rail links, and large homes make it popular with families who've been priced out of closer-in areas.