St Edward's · Havering · Romford constituency · 51.58063, 0.18798

RM1 3QS— St Edward's, Havering

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 42/100Yield 5.78%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
72
Schools
90
Transport
42
Environment
61
Investment
77

The bottom line

RM1 3QS 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: 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 3QS

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 3QS

🛡️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 3QS 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Romford Fire Station · 1.5km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area43.9 m²

EPC breakdown

B
1%
C
19%
D
30%
E
15%
F
8%
G
3%

Based on 76 properties · Confidence: high

Street mix

Terraced 28%Detached 39%Flat 33%

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£109,750
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.6%

Total change

+623%

Market Activity

Price Velocity & Acceleration

Current Velocity

+327.1%

per year

Acceleration

+326.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Detached38.9%
Terraced27.8%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£235k+100%1
Post-dot-com plateau2003–2004£310k£435k+40.3%1.5
Pre-crash peak2007–2007£160k£160k+0%1
GFC & correction2008–2008£225k£225k+0%4
Help-to-Buy recovery2014–2016£420k£197k-53.1%1
Brexit uncertainty2019–2019£199k£199k+0%2
Rate-rise correction2022–2022£850k£850k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
2.9%
District
3.9%

CAGR over 11yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Romford Rail StationLiberty line
8.7 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
32 min walk
Harold Wood Rail StationElizabeth line
43 min walk
No bus stops within 400m

39

Walkability score

75

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

27

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park103m
Santander docks (800m)0
Nearest cycle dock13.6 km

Nearby car parks

🅿️
The Mercury· yes
103m
🅿️
Havering Town Hall
266m
🅿️
Liberty Shopping Centre Car Park
362m
🅿️
Slaney Road Car Park· yes
547m
🅿️
Angel Way480 spaces
719m
🅿️
The Brewery Multi-storey· yes
722m
🅿️
The Brewery Surface· yes
780m

Connectivity

Broadband and mobile coverage

95%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed340 Mbps
Median download363 Mbps
Superfast coverage95%
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 — 3.5 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

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 354 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

30

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Queen Victoria (582 m)

Nearest supermarketSainsbury's · 808 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 Express181 m
Liberty News323 m
Hawkins410 m
WHSmith435 m

Nearby cafes

Cafe Liberty313 m
Cafe Fino346 m
Hope Cafe358 m
Zenerjii400 m

Nearby restaurants

McDonald's210 m
Liberty Bell318 m
McDowell Pie417 m
El Mexicana419 m

Nearby pubs

Queen Victoria582 m
The Golden Lion598 m
The Crowning Angel603 m
The Moon and Stars613 m

Nearby gyms

Sapphire Ice & Leisure Centre431 m
Hustle646 m

Nearby pharmacies

Boots381 m
Mim Pharmacy734 m

Nearby health

Victoria Hospital354 m
Havering Clinical Commissioning Group658 m
Joint Injection Clinic673 m
Food hygiene (5-star)54% of 149

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

CAB CONNECT PROPERTIES LTD
INFINITY GLOBAL SERVICES LIMITED
WILLIAM CLEANING LIMITED

Investment

Investment grade, yield and market outlook

77

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 score22/100
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

39.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,984m
Crossrail 2 route17,164m

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)
5
Planning apps (12 months)
8
Planning apps (3 years)
20
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
53-57, 53-57, JUNCTION ROAD, RM1 3QR39 homes
completed
8-12, 8-12, Junction Road, Romford, RM1 3QS37 homes
completed
35, 35, JUNCTION ROAD, RM1 3QS24 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 3QS

Full postcodeRM1 3QS
Postcode districtRM1
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.580629
Longitude0.187976
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