St Edward's · Havering · Romford constituency · 51.58066, 0.18720

RM1 3AW— St Edward's, Havering

Location and area intelligence for RM1 3AW, St Edward's, Havering

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 42/100~6% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
72
Schools
90
Transport
42
Environment
61
Investment
63

The bottom line

RM1 3AW offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 59 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM1 3AW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.1% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for RM1 3AW

🛡️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 3AW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gidea Park Primary School

Not yet inspected · 7 min walk

KS2: 110.2

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 14 min walk

P8: -0.23A8: 44.4

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 · 146 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 247.6%

+38% vs borough

Crime by type

Other36%
Violence & sexual offences27%
Anti-social behaviour10%
Theft8%
Vehicle crime8%
Drug offences4%
Robbery4%
Burglary3%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Romford Fire Station · 1.5km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£10,490/m²
Price per ft²£975/ft²
Avg floor area57.3 m²

EPC breakdown

B
15%
C
5%

Based on 20 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 costLow
Rebuild cost estimate£143,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+2.3%

Total change

+44%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-4.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 66 sales

Property Type Mix

Total: 66 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2011£205k£204k-0.7%13
Help-to-Buy recovery2013–2016£198k£230k+16.5%2.8
Brexit uncertainty2017–2018£250k£278k+11%2.5
Pandemic surge2020–2021£250k£255k+2%3
Rate-rise correction2022–2023£235k£310k+31.9%1
Current market2024–2025£310k£295k-4.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
2.3%
District
2.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
9 min walk
RomfordNational Rail
9 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
16 min walk
Emerson Park Rail StationLiberty
33 min walk
Harold Wood Rail StationElizabeth line
43 min walk
No bus stops within 400m

40

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria74 min ↑
Waterloo71 min ↑
Canary Wharf ★59 min
City59 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

28

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park91m
Santander docks (800m)0
Nearest cycle dock13.5 km

Nearby car parks

🅿️
The Mercury· yes
91m
🅿️
Havering Town Hall
213m
🅿️
Liberty Shopping Centre Car Park
336m
🅿️
Slaney Road Car Park· yes
528m
🅿️
Angel Way480 spaces
670m
🅿️
The Brewery Multi-storey· yes
690m
🅿️
The Brewery Surface· yes
743m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.6 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTERN ROAD MEDICAL CENTRE

99 WESTERN ROAD, RM1 3LS

2 min walk

87%

Recommend GP

87%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 355 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

34

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Golden Lion (551 m)

Nearest supermarketSainsbury's · 777 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express166 m
Liberty News274 m
Hawkins358 m
WHSmith400 m

Nearby cafes

Cafe Liberty263 m
Cafe Fino296 m
Hope Cafe309 m
Zenerjii363 m

Nearby restaurants

McDonald's170 m
Liberty Bell308 m
McDowell Pie365 m
El Mexicana382 m

Nearby pubs

The Golden Lion551 m
The Crowning Angel574 m
The Moon and Stars588 m
Jukebox LDN589 m

Nearby gyms

Sapphire Ice & Leisure Centre414 m
Hustle636 m

Nearby pharmacies

Boots344 m
Mim Pharmacy680 m

Nearby health

Victoria Hospital355 m
Havering Clinical Commissioning Group641 m
Joint Injection Clinic655 m
Food hygiene (5-star)56% of 192

Business

Local businesses registered here

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

High street

A

High street health

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,947m
Crossrail 2 route17,110m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,421 nationally

1,767

Est. population

7,468/km²

63%

Employed

39%

Degree educated

£36,900

Median income

11.9%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

20%
24%
23%
16%
18%
Under 1820%
18–3424%
35–4923%
50–6416%
65+18%

Tenure

24%
27%
37%
Own outright24%
Own (mortgage)27%
Private rent37%
Social rent10%
Shared ownership2%

Ethnicity

58%
15%
15%
White British58%
White Other14%
Asian14%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household41%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent10%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Planning apps (12 months)
8
Planning apps (3 years)
21
Local approval rate
38%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
68
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1229 homes
completed
Chaucer House and Hexagon House, Chaucer House and Hexagon House, Mercury Gardens, RM1 3JT115 homes
completed
MARSHALLS PARK UPPER SCHOOL, MARSHALLS PARK UPPER SCHOOL, HAVERING DRIVE, RM176 homes
completed
53-57, 53-57, JUNCTION ROAD, RM1 3QR39 homes
completed
8-12, 8-12, Junction Road, Romford, RM1 3QS37 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.0%
Ward turnout
42%
Election year
2026
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Terry BrownReform UK
Martin LardnerReform UK
Sathya P MaddasaniReform UK

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Key facts for RM1 3AW

Full postcodeRM1 3AW
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.580662
Longitude0.187198
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
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Mail
Food Standards
Agency
Ofcom
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Office
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