Marshalls & Rise Park · Havering · Romford constituency · 51.58610, 0.18145

RM1 4JJ— Marshalls & Rise Park, Havering

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

The practical family move

 

Schools 100%Safety 79/100Transport 23/100~6% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
79
Schools
90
Transport
23
Environment
61
Investment
58

The bottom line

RM1 4JJ 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: 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 4JJ

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 4JJ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How RM1 4JJ 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 · 6 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 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 · 846m

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,032/m²
Price per ft²£375/ft²
Avg floor area121.2 m²

EPC breakdown

D
10%
E
6%

Based on 16 properties · Confidence: medium

Street mix

Semi 88%Terraced 3%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£303,000
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, no insulation (assumed)
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

1995–2026 · CAGR

+5.6%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.0%

per year

Acceleration

+69.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached88.2%
Terraced2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£90k£115k+27.2%3.5
Post-dot-com plateau2001–2004£192k£302k+57%1.3
Pre-crash peak2006–2007£290k£347k+19.7%2
GFC & correction2008–2012£375k£285k-24%1.2
Help-to-Buy recovery2013–2016£324k£480k+48.3%1.3
Pandemic surge2020–2021£525k£518k-1.4%2
Rate-rise correction2022–2022£789k£789k+0%2
Current market2025–2026£405k£490k+21%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
5.6%
District
6.3%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing10
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

Romford Rail StationLiberty · Elizabeth line
16 min walk
RomfordNational Rail
16 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
22 min walk
Emerson Park Rail StationLiberty
41 min walk
Harold Wood Rail StationElizabeth line
46 min walk
No bus stops within 400m

24

Walkability score

0

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Havering Town Hall
570m

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: 19.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 4.2 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): 5

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

8 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 520 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Golden Lion (853 m)

Nearest supermarketMixas · 645 m
1 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)

612m

Post office

Nearby shops

McIntosh News231 m
Grocery & General Store555 m
Sainsbury's Local579 m
Tesco Express587 m

Nearby cafes

North Street Cafe560 m
Sunrise Cafe687 m
Cafe Liberty716 m
Cafe Fino726 m

Nearby restaurants

Romford Fish Bar567 m
Favorite Chicken & Ribs573 m
Papa John's639 m
Fortune House641 m

Nearby pubs

The Golden Lion853 m
Jukebox LDN1.1 km
The Crowning Angel1.1 km
The Moon and Stars1.1 km

Nearby gyms

Romford Rock and Boulder590 m
Iron Phoenix CrossFit607 m
Sapphire Ice & Leisure Centre1.0 km

Nearby pharmacies

Mim Pharmacy588 m
Boots875 m

Nearby health

Victoria Hospital520 m
Food hygiene (5-star)57% of 67

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

E

High street health

Registered businesses

AVA SPECIAL PROJECTS LTD
KEVIN DANIEL CONSTRUCTIONS LTD

Investment

Investment grade, yield and market outlook

58

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 months3

Rental market

Medium

Demand

Medium

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

61.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,075m
Crossrail 2 route16,692m

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
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
13
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)
67
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

MARSHALLS PARK UPPER SCHOOL, MARSHALLS PARK UPPER SCHOOL, HAVERING DRIVE, RM176 homes
completed
130, 130, PETTITS LANE, RM116 homes
completed
34, 34, MAIN ROAD, RM110 homes
completed
29 PARK DRIVE, ROMFORD, RM1 4LH7 homes
completed
Former tennis courts, rear of 25 - 31, Former tennis courts, rear of 25 - 31, Havering Drive, RM14 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 4JJ

Full postcodeRM1 4JJ
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.586102
Longitude0.181454
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