St Alban's · Havering · Romford constituency · 51.57542, 0.18698

RM1 2AB— St Alban's, Havering

Location and area intelligence for RM1 2AB, St Alban's, Havering

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 60/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
71
Schools
60
Transport
60
Environment
61
Investment
63

The bottom line

RM1 2AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 46 min to canary wharf — above average for this zone.

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Location

RM1 2AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for RM1 2AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How RM1 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Concordia Academy

Not yet inspected · 10 min walk

KS2: 107.3

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 140 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 451.5%

+44% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour25%
Other22%
Drug offences12%
Vehicle crime7%
Burglary3%
Robbery2%
Theft1%

Stop & search

3.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Romford Fire Station · 2.1km

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM1 district median

£270,000

Based on 166 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,089/m²
Price per ft²£380/ft²
Avg floor area70.3 m²

EPC breakdown

B
11%
C
11%
D
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+1.7%

Total change

+46%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.8%

per year

Acceleration

+37.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£195k£196k+0.4%7.7
Pre-crash peak2005–2007£186k£198k+6.5%3.3
GFC & correction2008–2012£105k£173k+64.5%1.8
Help-to-Buy recovery2013–2016£175k£275k+57.1%1.3
Brexit uncertainty2017–2019£270k£260k-3.7%1.3
Pandemic surge2020–2021£265k£270k+1.9%1
Rate-rise correction2022–2022£290k£290k+0%1
Current market2024–2025£238k£285k+19.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
1.7%
District
4.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Romford Rail StationLiberty line
3.2 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
3 min walk
RomfordNational Rail
3 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
19 min walk
Emerson Park Rail StationLiberty
30 min walk
Elm Park Underground StationDistrict
37 min walk
No bus stops within 400m

55

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria64 min ↑
Waterloo58 min ↑
Canary Wharf ★46 min
City50 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

32

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park103m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Slaney Road Car Park· yes
202m
🅿️
Liberty Shopping Centre Car Park
323m
🅿️
Lidl· no
410m
🅿️
The Brewery Multi-storey· yes
414m
🅿️
The Mercury· yes
492m
🅿️
The Brewery Surface· yes
529m
🅿️
Angel Way480 spaces
677m
🅿️
Havering Town Hall
678m
🅿️
Oldchurch Rise· yes
721m
🅿️
Rom Valley Retail Park· no
746m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G67%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.3 km

Energy

Solar: 863 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield863.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EVOLUTIO COMMUNITY OPTHALMOLOGY SERVICE

ECARE MEDICAL EYE CLINIC, 23 VICTORIA ROAD, RM1 2JT

1 min walk

8

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 934 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

47

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 466 m
2 tennis courts1 swimming pools

Nightlife (500m)

2

Nightclubs

5

Late-night venues

C
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.4km

Post office

Nearby shops

Asda Express266 m
Bargains Galore317 m
Wenzel's344 m
Tesco Express349 m

Nearby cafes

Sam's Bar and Restaurant208 m
Bradwell's Coffee Lounge and Bar221 m
Tasty Cafe223 m
COBE251 m

Nearby restaurants

Ashiana57 m
Yammy57 m
Bekash Tandoori65 m
Asia Spice86 m

Nearby pubs

Queen Victoria122 m
The Goose218 m
De Quilox Lounge and Bar233 m
Ivy Tree265 m

Nearby gyms

Hustle121 m
Sapphire Ice & Leisure Centre223 m

Nearby pharmacies

Boots394 m
Tesco Pharmacy1.1 km

Nearby health

Havering Clinical Commissioning Group212 m
Joint Injection Clinic224 m
Queens Hospital852 m
Victoria Hospital936 m
Food hygiene (5-star)57% of 263

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

RA TRADE LIMITED
ULTIMATE LEATHER LTD

Investment

Investment grade, yield and market outlook

63

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

67.9

Price growth score

B
High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,546m
Crossrail 2 route17,134m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,787 nationally

2,109

Est. population

10,437/km²

69%

Employed

38%

Degree educated

£38,600

Median income

4.7%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

25%
25%
26%
16%
Under 1825%
18–3425%
35–4926%
50–6416%
65+8%

Tenure

19%
31%
37%
Own outright19%
Own (mortgage)31%
Private rent37%
Social rent10%
Shared ownership2%

Ethnicity

52%
18%
White British52%
White Other18%
Asian12%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household31%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent37%
Social rent10%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
43%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
90
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
LOW

Named schemes (500m)

Chaucer House and Hexagon House, Chaucer House and Hexagon House, Mercury Gardens, RM1 3JT115 homes
completed
ABC CINEMA, 176, ABC CINEMA, 176, SOUTH STREET, RM176 homes
completed
Scimitar House, 23, Scimitar House, 23, Eastern Road, Romford, RM1 3NH61 homes
completed
10-14, 10-14, Western Road, Romford, RM1 3JT60 homes
completed
73-91, 73-91, VICTORIA ROAD, RM1 2LT40 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
16.0%
Ward turnout
44%
Election year
2026
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Russell SmithReform UK
Diane SmithReform UK

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Key facts for RM1 2AB

Full postcodeRM1 2AB
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Alban's
Latitude51.575423
Longitude0.186975
Parliamentary constituencyRomford
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey