Marshalls & Rise Park · Havering · Romford constituency · 51.59011, 0.18270

RM1 4ED— Marshalls & Rise Park, Havering

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

The practical family move

 

Schools 100%Safety 79/100Transport 15/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
79
Schools
90
Transport
15
Environment
63
Investment
54

The bottom line

RM1 4ED 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: 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 4ED

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 4ED

🛡️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🔒 Very Safe

“The practical family move”

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How RM1 4ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Peter's Catholic Primary School

Good · Inspected Nov 2022 · 8 min walk

KS2: 105.8

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 1 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 · 156 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 415m

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£5,084/m²
Price per ft²£472/ft²
Avg floor area101.3 m²

EPC breakdown

D
6%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 92%Detached 8%

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£253,250
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 EAnnual charge £2,504
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

+9.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Detached8%
Semi-detached92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£75k+3.4%2.2
Post-dot-com plateau2001–2002£155k£180k+16.3%2.5
GFC & correction2010–2010£315k£315k+0%1
Help-to-Buy recovery2016–2016£440k£440k+0%1
Brexit uncertainty2017–2018£463k£670k+44.9%1.5
Current market2024–2025£555k£515k-7.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1% alpha

Semi-detached+1% α
Local
8.7%
District
7.7%

CAGR over 21yr 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
20.4 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
21 min walk
RomfordNational Rail
21 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
23 min walk
Harold Wood Rail StationElizabeth line
44 min walk
Emerson Park Rail StationLiberty
44 min walk
No bus stops within 400m

15

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria80 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City69 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park584m
Santander docks (800m)0
Nearest cycle dock13.4 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 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: 19.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.4 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): 7

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

10 min walk

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 791 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Romford Fish Bar (1.0 km)

Nearest supermarketMixas · 1.1 km
9 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

902m

Post office

Nearby shops

McIntosh News384 m
Tesco Express936 m
Grocery & General Store987 m
Co-op Food999 m

Nearby cafes

Milli's Coffee House468 m
North Street Cafe995 m
Sunrise Cafe1.1 km
Cafe Liberty1.1 km

Nearby restaurants

Romford Fish Bar1.0 km
Favorite Chicken & Ribs1.0 km
Papa John's1.1 km
Fortune House1.1 km

Nearby gyms

Romford Rock and Boulder973 m

Nearby pharmacies

Mim Pharmacy1.0 km

Nearby health

Victoria Hospital791 m
Food hygiene (5-star)55% of 20

Business

Local businesses registered here

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

High street

E

High street health

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 score20/100
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

49.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,452m
Crossrail 2 route16,778m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
16 homes · 130, 130, PETTITS LANE, RM1
Pipeline pressure
NONE

Named schemes (500m)

130, 130, PETTITS LANE, RM116 homes
completed
150, 150, Pettits Lane, RM1 4DX4 homes
completed
151, 151, Parkside Avenue, Romford, RM1 4NL2 homes
completed
169A, 169A, Eastern Avenue East, Rise Park Parade, RM12 homes
completed
4 Beauly Way, Romford, RM1 4XD2 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 4ED

Full postcodeRM1 4ED
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.590107
Longitude0.182699
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