Marshalls & Rise Park · Havering · Romford constituency · 51.58362, 0.18105

RM1 4BB— Marshalls & Rise Park, Havering

Location and area intelligence for RM1 4BB, Marshalls & Rise Park, Havering

The practical family move

 

Schools 100%Safety 79/100Transport 26/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
68
Safety
79
Schools
90
Transport
26
Environment
59
Investment
54

The bottom line

RM1 4BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM1 4BB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM1 4BB meets your needs.

Location

RM1 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for RM1 4BB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM1 4BB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How RM1 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Edward's Church of England Voluntary Aided Primary School

Not yet inspected · Inspected Oct 2024 · 1 min walk

KS2: 105.3

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 10 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 148 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.8 incidents per 1,000 residents

Better than 72% of London
↑ Rising 357.1%

from a low base — still below London average

-35% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences27%
Vehicle crime25%
Other13%
Burglary5%
Drug offences2%
Theft2%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.1km

Crime is 40% below 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£4,122/m²
Price per ft²£383/ft²
Avg floor area177.4 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 64%Detached 36%

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£443,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+845%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.0%

per year

Acceleration

-51.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Detached36.4%
Semi-detached63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£73k£170k+132.9%1
Post-dot-com plateau2002–2004£303k£443k+46%1
Pre-crash peak2006–2006£400k£400k+0%1
GFC & correction2009–2009£315k£315k+0%1
Help-to-Buy recovery2013–2016£483k£550k+14%1.5
Brexit uncertainty2017–2017£775k£775k+0%1
Current market2026–2026£690k£690k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford Rail StationLiberty line
11.9 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
12 min walk
RomfordNational Rail
12 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
22 min walk
Emerson Park Rail StationLiberty
40 min walk
Harold Wood Rail StationElizabeth line
47 min walk
No bus stops within 400m

45

Walkability score

58

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

18

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Havering Town Hall
343m
🅿️
The Mercury· yes
599m
🅿️
Angel Way480 spaces
625m
🅿️
Liberty Shopping Centre Car Park
677m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 89% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.1 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): 3

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 costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST EDWARDS MEDICAL CENTRE

7 ST. EDWARDS WAY, RM1 3DQ

5 min walk

81%

Recommend GP

81%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 483 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

15

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Lion (575 m)

Nearest supermarketMixas · 392 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

582m

Post office

Nearby shops

Grocery & General Store341 m
Sainsbury's Local380 m
Hawkins410 m
Tesco Express449 m

Nearby cafes

North Street Cafe340 m
Sunrise Cafe416 m
Cafe Liberty461 m
Cafe Fino464 m

Nearby restaurants

Romford Fish Bar340 m
Favorite Chicken & Ribs342 m
Papa John's388 m
Fortune House389 m

Nearby pubs

The Golden Lion575 m
Jukebox LDN803 m
The Crowning Angel816 m
The Mawney Arms834 m

Nearby gyms

Romford Rock and Boulder455 m
Iron Phoenix CrossFit507 m
Sapphire Ice & Leisure Centre779 m
Hustle997 m

Nearby pharmacies

Mim Pharmacy347 m
Boots614 m

Nearby health

Victoria Hospital483 m
Havering Clinical Commissioning Group949 m
Joint Injection Clinic958 m
Food hygiene (5-star)57% of 157

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

E

High street health

Registered businesses

COSTA DYNAMIC SERVICES LTD
INFINITY HUB ANGLIA LTD
TREATS DELICIOUS LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

57.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,862m
Crossrail 2 route16,671m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,680 nationally

1,648

Est. population

5,518/km²

57%

Employed

34%

Degree educated

£37,900

Median income

2.0%

Claimant rate

Inner cityMedium densityOwner occupiers / families

66

Community stability

Age profile

23%
15%
18%
22%
23%
Under 1823%
18–3415%
35–4918%
50–6422%
65+23%

Tenure

49%
44%
Own outright49%
Own (mortgage)44%
Private rent4%
Social rent3%

Ethnicity

74%
White British74%
White Other6%
Asian10%
Black5%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household9%
Unemployed2%
No qualifications16%

Housing tenure (Census 2021)

Private rent4%
Social rent3%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
71%
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
0
Under construction
0
Completed (3yr)
88
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

North side of the Market Place and former Laurie Hall, North side of the Market Place and former Laurie Hall, MARKET LINK, ST EDWARDS WAY, RM1 3AB91 homes
completed
MARSHALLS PARK UPPER SCHOOL, MARSHALLS PARK UPPER SCHOOL, HAVERING DRIVE, RM176 homes
completed
22-44 North Street, Romford, RM1 1BH49 homes
completed
2, 2, Market Link, Romford, RM1 1XJ46 homes
completed
Queens Moat House, Queens Moat House, St Edwards Way, Romford, RM1 4LQ41 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
41%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Live in RM1 4BB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM1 4BB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM1 4BB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM1 4BB

Full postcodeRM1 4BB
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.583618
Longitude0.181046
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