Land by postcode · RM area · Upminster
Upminster covers the RM14 postcode district, in Greater London. Planning applications here are decided by the Havering planning authority. Below: what homes sold for, which planning controls apply, and what that means before you sell or develop a plot in Upminster.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07 across the RM14 district. This is market context for the town, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
686
Median sale price
£575,000
Median £ per m² of floor area
£6,444
Median, last 12m vs prior 12m
-2.6%
£585,000 → £570,000
Mix of sales: 16% detached, 55% semi-detached, 18% terraced, 12% flats.
New-build sales 2023–2024: 8 of 699 (1%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 618 live postcodes in RM14 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
114 of 618 postcodes
19 of 618 postcodes
Cranham · Corbets Tey · North Ockendon
No postcodes in RM14 fall inside: National Landscape (AONB), National Park, Article 4 Direction area.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
18% of postcodes in Upminster are inside the Green Belt, so Upminster has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
These are town-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in Upminster since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 12 decided since 2021, 8 refused.
3 of 12
approved, 25%
48% across London
5 homes approved of 27 applied for
Approved examples
White Rose Villa 37 Ockendon Road Upminster RM14 2DN (2 new homes)
Subdivision of the plot to facilitate the erection of 2 semi-detached 4-bed dwellings with associated parking and amenity space and proposed...
Approved 2025-06-20, Havering ref P0886.24
21 The Fairway Upminster RM14 1BS (1 new home)
Demolition of existing dwelling and erection of two storey dwelling with habitable roof space, relocated dropped kerb, associated landscapin...
Approved 2025-02-14, Havering ref P1236.24
85 Howard Road Upminster RM14 2UG (2 new homes)
Demolition of existing detached property with the construction of 2 x 3 bedroom two-storey semi-detached dwellings with off-street parking w...
Approved 2024-11-28, Havering ref P1032.24
By the kind of plot, from the wording of each proposal:
3 decided since 2021, 1 refused
2 of 3
approved
42% across London
Approved examples
White Rose Villa 37 Ockendon Road Upminster RM14 2DN
Subdivision of the plot to facilitate the erection of 2 semi-detached 4-bed dwellings with associated parking and amenity space and proposed...
Approved 2025-06-20, Havering ref P0886.24
27 decided since 2021, 20 refused
7 of 27
approved, 26%
45% across London
Approved examples
Howards Farm, Tomkyns Lane Upminster RM14 1TP
Proposed development to demolish existing 5 bedroom dwelling, single detached garage and storage and erection of 4/5 bedroom dwellinghouse
Approved 2023-06-14, Havering ref P0550.23
3 decided since 2021, 1 refused
2 of 3
approved
51% across London
Approved examples
21 The Fairway Upminster RM14 1BS
Demolition of existing dwelling and erection of two storey dwelling with habitable roof space, relocated dropped kerb, associated landscapin...
Approved 2025-02-14, Havering ref P1236.24
3 decided since 2021, 1 refused
2 of 3
approved
46% across London
Approved examples
10 Lingfield Avenue Upminster RM14 2PE
Conversion of existing garden room/outbuilding to an Annex ancillary to main dwelling
Approved 2025-09-16, Havering ref P0399.25
Also decided here: 22 applications for outbuildings, annexes or garden buildings, 19 approved.
Decided planning applications (not extensions, conditions or tree works) from the councils' own registers, summed across the 1 of 1 postcode districts in Upminster that carry them, classified by the wording of each proposal. Counts, not estimates; within a district, a class with fewer than three applications is not counted.
Havering covers 92% of the sampled postcodes in Upminster. The remaining 8% of postcodes fall under authorities not resolved for this page.
Borough guide: Selling land in Havering
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the town average. Across Upminster, 18% of postcodes are in the Green Belt and 3% in a conservation area. on Green Belt or National Landscape plots a new home is the exception and needs a specific case, and a replacement dwelling, a conversion or a modest extension is usually the realistic route. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it.
No Article 4 direction is recorded for Upminster, so houses keep their normal permitted development rights for outbuildings and extensions within the size limits. Those rights do not extend to agricultural land, paddocks or a change of use to residential, which normally need permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In Upminster the median sale is £575,000, and only 1% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no town figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in Upminster would be measured against a £575,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Computed from open-data records; town-level, not plot-level measurements. Upminster here means the postcode district whose most common post town is Upminster. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL); conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open, contains OS data © Crown copyright and database right 2026. Figures computed 2026-10-19.