Marshalls & Rise Park · Havering · Romford constituency · 51.58223, 0.18470

RM1 4GR— Marshalls & Rise Park, Havering

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 40/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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

Liveability
63
Safety
60
Schools
90
Transport
40
Environment
61
Investment
57

The bottom line

RM1 4GR 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 4GR

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 4GR

🛡️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 4GR 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 · 5 min walk

KS2: 105.3

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 11 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 · 147 min walk

4 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 · 1.3km

Crime is +138% above 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£4,836/m²
Price per ft²£449/ft²
Avg floor area186.1 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

Street mix

Detached 100%

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£465,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4.3%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-9.78

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£300k£305k+1.7%10.5
Post-dot-com plateau2001–2004£330k£473k+43.2%1
Pre-crash peak2005–2006£450k£500k+11.1%1
GFC & correction2008–2009£590k£495k-16.1%1
Help-to-Buy recovery2014–2016£598k£825k+38%1.5
Brexit uncertainty2017–2018£765k£790k+3.3%1
Pandemic surge2021–2021£803k£803k+0%1
Rate-rise correction2023–2023£890k£890k+0%1
Current market2025–2025£900k£900k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.8% alpha

Detached+0.8% α
Local
4.7%
District
3.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Romford Rail StationLiberty line
10 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

43

Walkability score

54

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

22

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)480
Nearest car park108m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Havering Town Hall
108m
🅿️
The Mercury· yes
317m
🅿️
Liberty Shopping Centre Car Park
469m
🅿️
Angel Way480 spaces
625m
🅿️
Slaney Road Car Park· yes
665m
🅿️
The Brewery Multi-storey· yes
759m
🅿️
The Brewery Surface· yes
777m

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: 19.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.8 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): 2

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

7

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 289 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

19

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Golden Lion (526 m)

Nearest supermarketMixas · 515 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

868m

Post office

Nearby shops

Tesco Express165 m
Liberty News290 m
Hawkins305 m
WHSmith480 m

Nearby cafes

Cafe Liberty278 m
Cafe Fino302 m
Hope Cafe312 m
Sunrise Cafe315 m

Nearby restaurants

McDonald's297 m
McDowell Pie309 m
El Mexicana456 m
Blue Orchid467 m

Nearby pubs

The Golden Lion526 m
The Crowning Angel670 m
Jukebox LDN670 m
The Moon and Stars698 m

Nearby gyms

Sapphire Ice & Leisure Centre568 m
Romford Rock and Boulder708 m
Hustle798 m

Nearby pharmacies

Boots432 m
Mim Pharmacy509 m

Nearby health

Victoria Hospital289 m
Havering Clinical Commissioning Group775 m
Joint Injection Clinic787 m
Food hygiene (5-star)59% of 174

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

UNIO LEGAL SERVICES LTD

Investment

Investment grade, yield and market outlook

57

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

50.8

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,938m
Crossrail 2 route16,930m

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)
9
Planning apps (12 months)
6
Planning apps (3 years)
22
Local approval rate
50%
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)
124
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1229 homes
completed
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
8-12, 8-12, Junction Road, Romford, RM1 3QS37 homes
completed
2-6, 2-6, JUNCTION ROAD, RM120 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 4GR

Full postcodeRM1 4GR
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.582228
Longitude0.184704
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