St Alban's · Havering · Romford constituency · 51.57323, 0.18765

RM1 2DQ— St Alban's, Havering

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 59/100Yield 5.78%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
71
Schools
60
Transport
59
Environment
59
Investment
79

The bottom line

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

The catches: very high noise — check proximity to rail lines; 46 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

RM1 2DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for RM1 2DQ

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

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Postcode Personality

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“High-connectivity investment target”

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How RM1 2DQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hylands Primary School

Not yet inspected · 9 min walk

KS2: 106.0

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.39A8: 55.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 137 min walk

2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 2.3km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area89.7 m²

EPC breakdown

C
1%
D
4%
E
3%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 32%Terraced 68%

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

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£224,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.7%

Total change

+690%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.7%

per year

Acceleration

-5.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached31.6%
Terraced68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£66k£74k+12.2%1.3
Post-dot-com plateau2001–2004£134k£190k+41.9%2
Pre-crash peak2006–2006£212k£212k+0%2
GFC & correction2009–2009£233k£233k+0%2
Help-to-Buy recovery2016–2016£325k£325k+0%1
Brexit uncertainty2017–2017£350k£350k+0%1
Rate-rise correction2022–2023£436k£518k+18.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
14.5%
District
14.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
4.3 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
4 min walk
RomfordNational Rail
4 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
20 min walk
Emerson Park Rail StationLiberty
29 min walk
Elm Park Underground StationDistrict
34 min walk
No bus stops within 400m

52

Walkability score

84

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

31

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Lidl· no
394m
🅿️
Slaney Road Car Park· yes
405m
🅿️
Rom Valley Retail Park· no
528m
🅿️
The Brewery Multi-storey· yes
541m
🅿️
Liberty Shopping Centre Car Park
567m
🅿️
Oldchurch Rise· yes
593m
🅿️
Queens Hospital Surface· yes
628m
🅿️
The Brewery Surface· yes
653m
🅿️
Queens Hospital Surface· yes
704m
🅿️
The Mercury· yes
736m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 10%
Less green space than 97% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.2 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

3 min walk

7

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 785 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

44

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketALDI · 513 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.2km

Post office

Nearby shops

Asda Express384 m
Tesco Express514 m
Bargains Galore516 m
Wenzel's523 m

Nearby cafes

Mazing229 m
Tasty Cafe236 m
COBE250 m
Cafe Shot255 m

Nearby restaurants

Moon House Chinese Restaurant176 m
Pearl Dragon179 m
Asia Spice181 m
Delhi Live184 m

Nearby pubs

The Wheatsheaf166 m
De Quilox Lounge and Bar244 m
The Durham Arms247 m
Queen Victoria255 m

Nearby gyms

Hustle260 m
Sapphire Ice & Leisure Centre465 m

Nearby pharmacies

Boots551 m
Tesco Pharmacy881 m

Nearby health

Havering Clinical Commissioning Group345 m
Joint Injection Clinic346 m
Queens Hospital680 m
Victoria Hospital1.2 km
Food hygiene (5-star)52% of 183

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LT MOTORS ENTERPRISE LTD
PROJECT CONTRACTORS LTD
VIDA HAIRDRESSING LTD

Investment

Investment grade, yield and market outlook

79

Investment score

Strong

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

52.1

Price growth score

C
High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,421m
Crossrail 2 route17,203m

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
Planning apps (12 months)
4
Planning apps (3 years)
15
Local approval rate
0%
Borough approval rate
44%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
94
Largest scheme
115 homes · Neopost House, Neopost House, South Street, Romford, RM1 2AR
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
73-91, 73-91, VICTORIA ROAD, RM1 2LT40 homes
completed
FORMER BROOKS TIMBER YARD, 276-294, FORMER BROOKS TIMBER YARD, 276-294, SOUTH STREET, RM1 2AJ39 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 2DQ

Full postcodeRM1 2DQ
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Alban's
Latitude51.573225
Longitude0.187649
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