Marshalls & Rise Park · Havering · Romford constituency · 51.58479, 0.17748

RM1 4LP— Marshalls & Rise Park, Havering

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

The practical family move

 

Schools 100%Safety 81/100Transport 27/100Yield 5.78%

Best for: Families, Investors, Owner-occupiers

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

Liveability
63
Safety
81
Schools
90
Transport
27
Environment
59
Investment
72

The bottom line

RM1 4LP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors 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 4LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for RM1 4LP

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

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Postcode Personality

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“The practical family move”

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How RM1 4LP 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 · 1 min walk

KS2: 105.8

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 10 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 · 148 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.0km

Crime is 59% below London average

Property

Prices, sales volume and market trends

Avg floor area104.9 m²

EPC breakdown

C
2%
D
11%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 35%Terraced 62%Detached 3%

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£262,250
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, 100 mm loft insulation
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

1995–2023 · CAGR

+7.6%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

-7.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached35.1%
Terraced62.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£145k+119.7%2.2
Post-dot-com plateau2001–2003£140k£224k+60%1.7
Pre-crash peak2006–2007£220k£450k+104.6%1
GFC & correction2008–2010£288k£288k+0.2%1
Help-to-Buy recovery2015–2016£435k£525k+20.7%2.5
Brexit uncertainty2018–2019£365k£410k+12.3%2
Pandemic surge2020–2021£419k£481k+14.8%2
Rate-rise correction2023–2023£515k£515k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7%
District
7.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

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
14.1 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
15 min walk
RomfordNational Rail
15 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
25 min walk
Emerson Park Rail StationLiberty
43 min walk
Chadwell Heath Rail StationElizabeth line
48 min walk
No bus stops within 400m

33

Walkability score

23

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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)480
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Havering Town Hall
612m
🅿️
Angel Way480 spaces
729m

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

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): 3

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

4 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 737 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Golden Lion (724 m)

Nearest supermarketMixas · 443 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)

319m

Post office

Nearby shops

Grocery & General Store312 m
Sainsbury's Local315 m
McIntosh News322 m
Hawkins624 m

Nearby cafes

North Street Cafe323 m
Sunrise Cafe626 m
Café Chateau678 m
Hope Cafe694 m

Nearby restaurants

Romford Fish Bar337 m
Favorite Chicken & Ribs346 m
Papa John's433 m
Fortune House436 m

Nearby pubs

The Golden Lion724 m
The Mawney Arms763 m
Jukebox LDN983 m
The Crowning Angel1.0 km

Nearby gyms

Romford Rock and Boulder285 m
Iron Phoenix CrossFit295 m
PlayFootball Romford708 m
Sapphire Ice & Leisure Centre1.0 km

Nearby pharmacies

Mim Pharmacy374 m
Boots839 m

Nearby health

Victoria Hospital737 m
Food hygiene (5-star)70% of 67

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AMEEN ESTATES LIMITED
SOMMILITO SAHITYA O SANGSKRITIK PARISHAD JUKTORAJYA LTD
STUFFUNEED LIMITED

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,777m
Crossrail 2 route16,420m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
83%
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
REAR OF, AND, 2, REAR OF, AND, 2, SEYMER ROAD, RM110 homes
completed
80, 80, NORTH STREET, 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

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Key facts for RM1 4LP

Full postcodeRM1 4LP
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.584790
Longitude0.177479
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