Marshalls & Rise Park · Havering · Romford constituency · 51.58430, 0.18270

RM1 4DA— Marshalls & Rise Park, Havering

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 25/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

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

Liveability
56
Safety
60
Schools
90
Transport
25
Environment
59
Investment
62

The bottom line

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

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

Less suited to Families.

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Location

RM1 4DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.1% vs London avg
vs London crime+138.0% vs London avg

Deep-dive guides for RM1 4DA

🛡️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 4DA 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 · 3 min walk

KS2: 105.3

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 8 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 · 149 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

154.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 426.7%

+158% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour20%
Drug offences11%
Vehicle crime6%
Robbery4%
Theft3%
Burglary3%

Stop & search

12.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.1km

Crime is +138% 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£5,246/m²
Price per ft²£487/ft²
Avg floor area134.6 m²

EPC breakdown

C
1%
D
8%
E
4%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 66%Terraced 26%Detached 9%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£336,500
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.7%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-10.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Detached8.6%
Semi-detached65.7%
Terraced25.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£132k£157k+19.1%1.8
Post-dot-com plateau2001–2004£235k£345k+46.8%1.8
Pre-crash peak2005–2007£353k£411k+16.6%2
GFC & correction2009–2010£338k£400k+18.3%1
Help-to-Buy recovery2013–2015£360k£365k+1.4%1
Brexit uncertainty2018–2018£550k£550k+0%2
Pandemic surge2020–2021£640k£655k+2.3%2
Rate-rise correction2022–2022£768k£768k+0%2
Current market2025–2026£770k£693k-10%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
5%
District
5.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
12.7 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
13 min walk
RomfordNational Rail
13 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
20 min walk
Emerson Park Rail StationLiberty
39 min walk
Harold Wood Rail StationElizabeth line
45 min walk
No bus stops within 400m

39

Walkability score

37

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

14

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park253m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Havering Town Hall
353m
🅿️
The Mercury· yes
586m
🅿️
Liberty Shopping Centre Car Park
715m
🅿️
Angel Way480 spaces
737m

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 waterLOW
Low
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: 19.2 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 90% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.0 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): 4

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

6 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 372 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

12

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Golden Lion (672 m)

Nearest supermarketMixas · 523 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)

683m

Post office

Nearby shops

Tesco Express387 m
McIntosh News440 m
Grocery & General Store478 m
Hawkins480 m

Nearby cafes

North Street Cafe477 m
Sunrise Cafe488 m
Cafe Liberty503 m
Cafe Fino516 m

Nearby restaurants

Romford Fish Bar477 m
Favorite Chicken & Ribs479 m
McDowell Pie481 m
Papa John's521 m

Nearby pubs

The Golden Lion672 m
Jukebox LDN876 m
The Crowning Angel884 m
The Moon and Stars919 m

Nearby gyms

Romford Rock and Boulder582 m
Iron Phoenix CrossFit627 m
Sapphire Ice & Leisure Centre817 m
Hustle1.0 km

Nearby pharmacies

Mim Pharmacy483 m
Boots663 m

Nearby health

Victoria Hospital372 m
Havering Clinical Commissioning Group1.0 km
Joint Injection Clinic1.0 km
Food hygiene (5-star)54% of 125

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EIO SERVICES LIMITED
PEA SERVICES LTD

Investment

Investment grade, yield and market outlook

62

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,997m
Crossrail 2 route16,783m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,145 nationally

2,045

Est. population

4,617/km²

57%

Employed

35%

Degree educated

£36,900

Median income

8.2%

Claimant rate

Inner cityMedium densityEstablished mixed

47

Community stability

Age profile

21%
21%
19%
19%
20%
Under 1821%
18–3421%
35–4919%
50–6419%
65+20%

Tenure

30%
30%
24%
14%
Own outright30%
Own (mortgage)30%
Private rent24%
Social rent14%
Shared ownership2%
Rent free0%

Ethnicity

55%
19%
White British55%
White Other11%
Asian19%
Black8%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household34%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent24%
Social rent14%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Planning apps (12 months)
6
Planning apps (3 years)
18
Local approval rate
67%
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)
65
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
34, 34, MAIN ROAD, RM110 homes
completed
Land rear of Tesco Express Romford, Land rear of Tesco Express Romford, Oaklands Avenue, Romford, RM1 4RB9 homes
completed
Units 4A and 4B, Units 4A and 4B, Market Place, Romford, RM1 3AB8 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 4DA

Full postcodeRM1 4DA
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.584298
Longitude0.182695
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