Marshalls & Rise Park · Havering · Romford constituency · 51.59896, 0.17729

RM1 4BQ— Marshalls & Rise Park, Havering

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

The family fortress

 

Schools 100%Safety 85/100Transport 9/100Yield 5.78%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
85
Schools
90
Transport
9
Environment
68
Investment
64

The bottom line

RM1 4BQ 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: 65 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 4BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for RM1 4BQ

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM1 4BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rise Park Junior School

Good · Inspected Nov 2022 · 3 min walk

KS2: 103.1

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 9 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 119 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.4 incidents per 1,000 residents

Better than 75% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Burglary21%
Anti-social behaviour9%
Drug offences6%
Vehicle crime6%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 642m

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area99.3 m²

EPC breakdown

C
7%
D
3%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 26%Terraced 74%

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£248,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.4%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-108.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached26.3%
Terraced73.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£70k£84k+19.6%1.5
Post-dot-com plateau2001–2002£200k£250k+25%1
Pre-crash peak2006–2006£212k£212k+0%1
GFC & correction2009–2012£180k£205k+13.9%1.2
Help-to-Buy recovery2013–2015£215k£250k+16.3%1
Rate-rise correction2022–2023£470k£375k-20.2%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
34 min walk
RomfordNational Rail
34 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
34 min walk
Harold Wood Rail StationElizabeth line
49 min walk
Emerson Park Rail StationLiberty
56 min walk
No bus stops within 400m

9

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria82 min ↑
Waterloo77 min ↑
Canary Wharf ★65 min
City71 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park44m
Santander docks (800m)0
Nearest cycle dock13.2 km

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 waterMEDIUM
Medium
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: 19.5 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 10%
More green space than 88% of London

Nearest SSSI: Curtismill Green SSSI — 5.3 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 7

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CHASE CROSS MEDICAL CENTRE

13-15 CHASE CROSS ROAD, COLLIER ROW, RM5 3PJ

11 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketTesco · 925 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Co-op Food80 m

Nearby pubs

The Aspen Tree157 m
Food hygiene (5-star)44% of 25

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

J&D AUTOS LTD

Investment

Investment grade, yield and market outlook

64

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

33

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,913m
Crossrail 2 route16,445m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,375 nationally

1,328

Est. population

6,306/km²

56%

Employed

24%

Degree educated

£37,900

Median income

3.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

18%
16%
17%
22%
27%
Under 1818%
18–3416%
35–4917%
50–6422%
65+27%

Tenure

56%
36%
Own outright56%
Own (mortgage)36%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

81%
White British81%
White Other4%
Asian8%
Black5%
Mixed2%
Other1%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household13%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
8
Local approval rate
0%
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)
6
Largest scheme
162 homes · Land at Former Gobions School, Land at Former Gobions School, Havering Road, Romford, RM1 4TS
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 274-310, LAND REAR OF, 274-310, HAVERING ROAD, RM1 424 homes
completed
268 & 270 (and rear of 268-274 and 278-288), 268 & 270 (and rear of 268-274 and 278-288), Pettits Lane North, Romford, RM1 4PJ9 homes
completed
Garage site r/o 31-61, Garage site r/o 31-61, Gobions Avenue, Romford, RM5 3SS8 homes
completed
92, 92, The Drive, Romford, RM5 3UH5 homes
completed
54 Faircross Avenue, Romford, RM5 3UD2 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

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Key facts for RM1 4BQ

Full postcodeRM1 4BQ
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.598958
Longitude0.177290
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