St Edward's · Havering · Romford constituency · 51.57696, 0.18848

RM1 3QA— St Edward's, Havering

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

High-connectivity investment target

 

Schools 100%Safety 23/100Transport 53/100Yield 5.78%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
23
Schools
60
Transport
53
Environment
61
Investment
79

The bottom line

RM1 3QA offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catches: high noise levels nearby; 46 min to canary wharf — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

RM1 3QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.1% vs London avg
vs London crime+486.0% vs London avg

Deep-dive guides for RM1 3QA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime

“High-connectivity investment target”

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How RM1 3QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gidea Park Primary School

Not yet inspected · 11 min walk

KS2: 110.2

—

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 · 142 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

380.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 311.0%

+535% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other40%
Violence & sexual offences20%
Anti-social behaviour10%
Theft10%
Drug offences7%
Robbery6%
Vehicle crime4%
Burglary3%

Stop & search

19.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Romford Fire Station · 1.9km

Crime is +486% above London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

C
12%
D
25%
E
11%
F
1%
G
1%

Based on 50 properties · Confidence: high

Street mix

Semi 60%Detached 8%Flat 27%Other 5%

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 costLow
Rebuild cost estimate£180,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1996–2023 · CAGR

+8.5%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.5%

per year

Acceleration

+25.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Detached9.1%
Semi-detached66.7%
Flat/maisonette24.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£180k+125%2.6
Post-dot-com plateau2002–2004£250k£369k+47.5%1.7
Pre-crash peak2006–2007£217k£170k-21.7%2.5
GFC & correction2008–2010£120k£285k+137.5%2
Help-to-Buy recovery2014–2016£120k£580k+383.5%2
Rate-rise correction2022–2023£580k£728k+25.5%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.7% alpha

Weakest performer

Flat/maisonette

-12.1% alpha

Semi-detached+2.7% α
Local
10.7%
District
8%
Flat/maisonette-12.1% α
Local
-27.3%
District
-15.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

46

Walkability score

65

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

29

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park67m
Santander docks (800m)0
Nearest cycle dock13.5 km

Nearby car parks

🅿️
Liberty Shopping Centre Car Park
276m
🅿️
Slaney Road Car Park· yes
294m
🅿️
The Mercury· yes
332m
🅿️
The Brewery Multi-storey· yes
532m
🅿️
Havering Town Hall
562m
🅿️
Lidl· no
596m
🅿️
The Brewery Surface· yes
636m
🅿️
Angel Way480 spaces
718m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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: 19.3 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: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WESTERN ROAD MEDICAL CENTRE

99 WESTERN ROAD, RM1 3LS

3 min walk

87%

Recommend GP

87%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 763 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

42

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 603 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.4km

Post office

Nearby shops

WHSmith375 m
Bargains Galore379 m
Asda Express416 m
Wenzel's425 m

Nearby cafes

Costa374 m
Zenerjii376 m
Poppins Restaurant393 m
Bradwell's Coffee Lounge and Bar394 m

Nearby restaurants

Liberty Bell178 m
Ashiana239 m
Yammy241 m
Bekash Tandoori258 m

Nearby pubs

Queen Victoria173 m
The Moon and Stars389 m
Ivy Tree393 m
Missoula395 m

Nearby gyms

Sapphire Ice & Leisure Centre222 m
Hustle304 m

Nearby pharmacies

Boots358 m

Nearby health

Havering Clinical Commissioning Group367 m
Joint Injection Clinic382 m
Victoria Hospital763 m
Food hygiene (5-star)53% of 203

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

CMB SECURITY LTD
COLONEL'S PROPERTIES & DEVELOPMENTS LIMITED
COLONEL'S PROPERTIES LTD
IXINFOTECH LTD
KNOWLEDGE KEY E-LEARNING LTD

+3 more

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 / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

46.5

Price growth score

C
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,737m
Crossrail 2 route17,224m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,673 nationally

1,468

Est. population

4,588/km²

69%

Employed

46%

Degree educated

£36,900

Median income

6.6%

Claimant rate

Inner cityMedium densityRenters

27

Community stability

Age profile

19%
37%
25%
Under 1819%
18–3437%
35–4925%
50–6412%
65+7%

Tenure

21%
52%
Own outright11%
Own (mortgage)21%
Private rent52%
Social rent11%
Shared ownership6%

Ethnicity

38%
25%
16%
White British38%
White Other25%
Asian16%
Black12%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
4

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
94
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
Scimitar House, 23, Scimitar House, 23, Eastern Road, Romford, RM1 3NH61 homes
completed
73-91, 73-91, VICTORIA ROAD, RM1 2LT40 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 3QA

Full postcodeRM1 3QA
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.576960
Longitude0.188478
Parliamentary constituencyRomford
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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Companies
House
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Mail
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Agency
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