Marshalls & Rise Park · Havering · Romford constituency · 51.58968, 0.17628

RM1 4RR— Marshalls & Rise Park, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 9/100Yield 5.78%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
77
Schools
90
Transport
9
Environment
61
Investment
66

The bottom line

RM1 4RR 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: 65 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM1 4RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for RM1 4RR

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM1 4RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parklands Primary School

Good · Inspected Apr 2024 · 3 min walk

KS2: 105.2

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 7 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 · 154 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.5 incidents per 1,000 residents

Better than 60% of London
↑ Rising 252.4%

-13% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences30%
Other19%
Vehicle crime12%
Drug offences3%
Theft3%
Robbery1%
Burglary1%

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 · 560m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area75.1 m²

EPC breakdown

C
4%
D
3%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 19%Terraced 14%Flat 67%

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£187,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+6.8%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.5%

per year

Acceleration

-52.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached21.1%
Terraced15.8%
Flat/maisonette63.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£53k£67k+27.6%1
Post-dot-com plateau2001–2003£85k£310k+264.7%1
Pre-crash peak2005–2007£146k£160k+9.7%2
GFC & correction2009–2011£150k£160k+6.7%1.3
Help-to-Buy recovery2014–2016£215k£263k+22.3%1
Pandemic surge2020–2020£464k£464k+0%1
Rate-rise correction2022–2023£495k£270k-45.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.9% alpha

Flat/maisonette+7.9% α
Local
-3.2%
District
-11.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford StationGreater Anglia line
20.7 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

10

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria82 min ↑
Waterloo77 min ↑
Canary Wharf ★65 min
City71 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park270m
Santander docks (800m)0
Nearest cycle dock13.0 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 4.7 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): 6

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

5 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalVictoria Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Collier Row & Havering Royal British Legion (684 m)

Nearest supermarketMixas · 991 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

592m

Post office

Nearby shops

McIntosh News306 m
Sainsbury's Local845 m
Grocery & General Store853 m
Co-op Food960 m

Nearby cafes

North Street Cafe866 m
Costa907 m

Nearby restaurants

Wong's Oriental Restaurant550 m
Romford Fish Bar881 m
Favorite Chicken & Ribs892 m
Burger King957 m

Nearby pubs

Collier Row & Havering Royal British Legion684 m
The Aspen Tree1.2 km

Nearby gyms

Iron Phoenix CrossFit706 m
Romford Rock and Boulder755 m
PlayFootball Romford905 m

Nearby pharmacies

Mim Pharmacy921 m
Food hygiene (5-star)69% of 32

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

BEGU PROPERTIES LTD
BEGU SCAFFOLDING LTD
NOVORA TECH LTD

Investment

Investment grade, yield and market outlook

66

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 score16/100
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

25.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,108m
Crossrail 2 route16,333m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,148 nationally

1,410

Est. population

7,284/km²

59%

Employed

29%

Degree educated

£38,800

Median income

4.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
19%
20%
18%
17%
Under 1826%
18–3419%
35–4920%
50–6418%
65+17%

Tenure

36%
45%
18%
Own outright36%
Own (mortgage)45%
Private rent18%
Social rent1%
Shared ownership0%

Ethnicity

57%
18%
White British57%
White Other9%
Asian18%
Black7%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household17%
Unemployed4%
No qualifications20%

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
0%
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)
80
Largest scheme
66 homes · 203-221 North Street, Romford, RM1 4QA
Pipeline pressure
NONE

Named schemes (500m)

Delderfield House, Delderfield House, Havering Road, Romford, RM1 4DH13 homes
completed
1, 1, Mowbrays Road, Romford, RM5 3ET4 homes
completed
19a, 19a, Seymer Road, Romford, RM1 4LA3 homes
completed
land at bottom of gardens 125 & 127, land at bottom of gardens 125 & 127, Havering Road, Romford, RM1 4RD2 homes
completed
151, 151, Parkside Avenue, Romford, RM1 4NL2 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 4RR

Full postcodeRM1 4RR
Postcode districtRM1
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.589678
Longitude0.176283
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