Marshalls & Rise Park · Havering · Romford constituency · 51.58564, 0.17626

RM1 4LB— Marshalls & Rise Park, Havering

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

The practical family move

 

Schools 100%Safety 81/100Transport 25/100Yield 4.73%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
81
Schools
90
Transport
25
Environment
59
Investment
50

The bottom line

RM1 4LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £330,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 4LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-7.6% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for RM1 4LB

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

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“The practical family move”

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How RM1 4LB 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 · 3 min walk

KS2: 105.8

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 9 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 149 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.4 incidents per 1,000 residents

Better than 81% of London
↑ Rising 160.0%

from a low base — still below London average

-56% vs borough

Crime by type

Violence & sexual offences41%
Other28%
Vehicle crime23%
Anti-social behaviour5%
Drug offences3%
Theft0%
Robbery0%
Burglary0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 959m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+50.8%

This year

Terraced

Dominant type

Price history

5-year change
-24.1%
Sales (24 months)8
New build0.0%
Avg semi-detached£518,500
Avg terraced£515,000
Avg flat£265,000
Price per m²£4,325/m²
Price per ft²£402/ft²
Avg floor area80.8 m²

EPC breakdown

C
25%
D
27%
E
12%
F
3%
G
2%

Based on 69 properties · Confidence: high

Street mix

Semi 16%Terraced 57%Flat 27%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.5×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,000
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)
Roof(another dwelling above)
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

1995–2026 · CAGR

+7.3%

Total change

+784%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.8%

per year

Acceleration

+137.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached16%
Terraced57.4%
Flat/maisonette26.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£62k£96k+54%2
Post-dot-com plateau2001–2004£153k£229k+50.2%3.2
Pre-crash peak2005–2007£220k£241k+9.5%6
GFC & correction2008–2012£228k£253k+10.7%3
Help-to-Buy recovery2013–2016£225k£238k+5.8%2.2
Brexit uncertainty2018–2019£352k£250k-29%3.5
Pandemic surge2020–2021£380k£435k+14.5%4
Rate-rise correction2022–2023£450k£433k-3.9%4.5
Current market2024–2026£385k£548k+42.3%2.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Semi-detached

-0.5% alpha

Flat/maisonette+0.5% α
Local
2.3%
District
1.8%
Terraced-0.2% α
Local
7.3%
District
7.5%
Semi-detached-0.5% α
Local
4.4%
District
4.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford StationGreater Anglia line
15.5 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
26 min walk
Emerson Park Rail StationLiberty
45 min walk
Chadwell Heath Rail StationElizabeth line
48 min walk
No bus stops within 400m

26

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★54 min
City57 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 park199m
Santander docks (800m)0
Nearest cycle dock12.9 km

Nearby car parks

🅿️
Havering Town Hall
737m

Connectivity

Broadband and mobile coverage

100%

Full fibre

74%

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: 18.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 85% of London

Nearest SSSI: Hainault Forest SSSI — 5.1 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

NORTH STREET MEDICAL CARE

274 NORTH STREET, RM1 4QJ

3 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 839 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

35

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Mawney Arms (806 m)

Nearest supermarketMixas · 546 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)

253m

Post office

Nearby shops

McIntosh News284 m
Sainsbury's Local396 m
Grocery & General Store405 m
Hawkins749 m

Nearby cafes

North Street Cafe419 m
Costa624 m
Sunrise Cafe750 m
Café Chateau791 m

Nearby restaurants

Romford Fish Bar434 m
Favorite Chicken & Ribs445 m
Papa John's534 m
Fortune House538 m

Nearby pubs

The Mawney Arms806 m
The Golden Lion839 m
Jukebox LDN1.1 km
The Sun1.2 km

Nearby gyms

Iron Phoenix CrossFit293 m
Romford Rock and Boulder318 m
PlayFootball Romford650 m

Nearby pharmacies

Mim Pharmacy476 m
Boots964 m
Food hygiene (5-star)73% of 41

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

AHAMED LTD
DIGITALSHARP MARKETING SERVICES LIMITED
EMERGING IV LIMITED
GEDON - PSYCHOLOGY SERVICES LTD
HAVEN UNITY LIMITED

+5 more

Investment

Investment grade, yield and market outlook

50

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

45.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,785m
Crossrail 2 route16,334m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,146 nationally

1,478

Est. population

8,368/km²

63%

Employed

34%

Degree educated

£38,800

Median income

3.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
20%
20%
19%
15%
Under 1826%
18–3420%
35–4920%
50–6419%
65+15%

Tenure

40%
41%
18%
Own outright40%
Own (mortgage)41%
Private rent18%
Social rent1%
Shared ownership0%

Ethnicity

62%
15%
White British62%
White Other9%
Asian15%
Black6%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household14%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent18%
Social rent1%

vs. London

Income vs London-7.6%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
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)
135
Largest scheme
111 homes · Romside Commercial Centre, 145-149, Romside Commercial Centre, 145-149, North Street, Romford, RM1 1ED
Pipeline pressure
NONE

Named schemes (500m)

Romside Commercial Centre, 145-149, Romside Commercial Centre, 145-149, North Street, Romford, RM1 1ED111 homes
completed
203-221 North Street, Romford, RM1 4QA66 homes
completed
ROMSIDE SOCIAL CLUB, ROMSIDE SOCIAL CLUB, BROOKLANDS LANE, RM724 homes
completed
42A, 42A, Medora Road, Romford, RM7 7ET10 homes
completed
REAR OF, AND, 2, REAR OF, AND, 2, SEYMER ROAD, RM110 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM1 4LB

Full postcodeRM1 4LB
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.585640
Longitude0.176264
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