Marshalls & Rise Park · Havering · Romford constituency · 51.58547, 0.18948

RM1 4DZ— Marshalls & Rise Park, Havering

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 23/100Yield 5.78%⚠ Knotweed sites nearby

Best for: Investors, Owner-occupiers

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

Liveability
49
Safety
60
Schools
90
Transport
23
Environment
63
Investment
72

The bottom line

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

The catches: 59 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

RM1 4DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment 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 4DZ

🛡️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

“High-connectivity investment target”

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How RM1 4DZ 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 · 4 min walk

KS2: 110.2

★★

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 153 min walk

3 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

Prices, sales volume and market trends

Avg floor area169.1 m²

EPC breakdown

D
3%
E
3%
F
1%

Based on 7 properties · Confidence: low

Street mix

Semi 42%Detached 58%

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£422,750
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)
RoofPitched, no insulation (assumed)
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

1997–2023 · CAGR

+5.2%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.7%

per year

Acceleration

-106.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 24 sales

Property Type Mix

Total: 24 sales

Detached58.3%
Semi-detached41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£174k£237k+35.9%1.7
Post-dot-com plateau2001–2004£285k£380k+33.3%2.5
Pre-crash peak2006–2007£468k£428k-8.6%2.5
Help-to-Buy recovery2013–2016£450k£640k+42.2%1
Brexit uncertainty2018–2018£855k£855k+0%2
Pandemic surge2020–2020£560k£560k+0%2
Rate-rise correction2022–2023£975k£656k-32.7%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Weakest performer

Detached

-5.8% alpha

Semi-detached-0.6% α
Local
3.7%
District
4.3%
Detached-5.8% α
Local
13.1%
District
18.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
15.1 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
15 min walk
Romford Rail StationLiberty · Greater Anglia
16 min walk
RomfordNational Rail
16 min walk
Emerson Park Rail StationLiberty
35 min walk
Harold Wood Rail StationElizabeth line
39 min walk
No bus stops within 400m

18

Walkability score

26

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock13.8 km

Nearby car parks

🅿️
Havering Town Hall
588m
🅿️
The Mercury· yes
646m

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: 19.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.7 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): 6

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

HAVERING CREST PCN HUB

RAPHAEL HOUSE, PETTITS LANE, RM1 4HL

3 min walk

3

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 210 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Queen Victoria (1.1 km)

Nearest supermarketMixas · 971 m
16 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express404 m
Liberty News760 m
McIntosh News760 m
Hawkins793 m

Nearby cafes

CREM Kitchen226 m
Milli's Coffee House595 m
The Pantry745 m
Cafe Liberty747 m

Nearby restaurants

Kushi654 m
Burlingtons Fish and Chips667 m
McDonald's710 m
Wing Hing734 m

Nearby pubs

Queen Victoria1.1 km

Nearby gyms

Sapphire Ice & Leisure Centre972 m

Nearby pharmacies

Boots880 m

Nearby health

Victoria Hospital210 m
Food hygiene (5-star)79% of 28

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

BRAR PROPERTY MANAGEMENT LIMITED
CHUDLEIGH CONSTRUCTION LIMITED
D.J. JEAKINS (CARTONS) LIMITED
EQ EVENTS UK LIMITED
F.A. POPE (TRANSPORT) LIMITED

+3 more

Investment

Investment grade, yield and market outlook

72

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

23.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,426m
Crossrail 2 route17,250m

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)
4
Planning apps (12 months)
3
Planning apps (3 years)
17
Local approval rate
33%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

Phillip House, Royal Jubilee Court, 45-47, Phillip House, Royal Jubilee Court, 45-47, Main Road, Romford, RM2 5AW19 homes
completed
31, 31, MAIN ROAD, RM1 3DD11 homes
completed
Land rear of Tesco Express Romford, Land rear of Tesco Express Romford, Oaklands Avenue, Romford, RM1 4RB9 homes
completed
12 ROSEMARY AVENUE, ROMFORD, RM1 4HB2 homes
completed
38, 38, Woodlands Road, Romford, RM1 4HD2 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 4DZ

Full postcodeRM1 4DZ
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.585467
Longitude0.189478
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