St Edward's · Havering · Romford constituency · 51.57949, 0.19222

RM2 5AB— St Edward's, Havering

Location and area intelligence for RM2 5AB, St Edward's, Havering

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 32/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
72
Schools
60
Transport
32
Environment
61
Investment
48

The bottom line

RM2 5AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 53 min to canary wharf — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM2 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.1% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for RM2 5AB

🛡️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

“High-connectivity investment target”

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How RM2 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gidea Park Primary School

Not yet inspected · 6 min walk

KS2: 110.2

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.39A8: 55.0

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 · 147 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 247.6%

+38% vs borough

Crime by type

Other36%
Violence & sexual offences27%
Anti-social behaviour10%
Theft8%
Vehicle crime8%
Drug offences4%
Robbery4%
Burglary3%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.8km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM2 district median

£370,000

Based on 100 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,725/m²
Price per ft²£439/ft²
Avg floor area71 m²

EPC breakdown

C
12%
D
27%
E
1%

Based on 40 properties · Confidence: high

Street mix

Semi 17%Detached 3%Flat 77%Other 2%

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£177,500
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 CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+495%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

+34.88

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 85 sales

Property Type Mix

Total: 85 sales

Detached3.5%
Semi-detached18.8%
Flat/maisonette77.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£91k+65.5%3.2
Post-dot-com plateau2001–2004£115k£166k+44.6%4.8
Pre-crash peak2005–2007£166k£181k+9.2%5.5
GFC & correction2009–2012£228k£258k+13.2%2.5
Help-to-Buy recovery2013–2016£205k£291k+42%3
Brexit uncertainty2017–2019£308k£257k-16.6%2.7
Pandemic surge2020–2021£485k£310k-36.1%1
Rate-rise correction2022–2023£309k£468k+51.5%1.5
Current market2024–2025£318k£327k+2.8%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+3.6% alpha

Weakest performer

Flat/maisonette

-0.4% alpha

Semi-detached+3.6% α
Local
10.6%
District
7%
Flat/maisonette-0.4% α
Local
6.8%
District
7.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing15
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
9.7 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
12 min walk
Emerson Park Rail StationLiberty
28 min walk
Harold Wood Rail StationElizabeth line
40 min walk
No bus stops within 400m

13

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo65 min ↑
Canary Wharf ★53 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

23

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park126m
Santander docks (800m)0
Nearest cycle dock13.8 km

Nearby car parks

🅿️
The Mercury· yes
351m
🅿️
Liberty Shopping Centre Car Park
535m
🅿️
Havering Town Hall
585m
🅿️
Slaney Road Car Park· yes
652m

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 waterHIGH
High
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: 19.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.2 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): 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

WESTERN ROAD MEDICAL CENTRE

99 WESTERN ROAD, RM1 3LS

4 min walk

87%

Recommend GP

87%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalVictoria Hospital · 563 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Queen Victoria (514 m)

Nearest supermarketSainsbury's · 957 m
6 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)

1.5km

Post office

Nearby shops

Tesco Express463 m
Liberty News602 m
WHSmith638 m
Hawkins701 m

Nearby cafes

CREM Kitchen558 m
Cafe Liberty595 m
Zenerjii616 m
Cafe Fino624 m

Nearby restaurants

Liberty Bell436 m
McDonald's471 m
Ashiana610 m
Yammy614 m

Nearby pubs

Queen Victoria514 m
The Moon and Stars741 m
The Crowning Angel750 m
Missoula752 m

Nearby gyms

Sapphire Ice & Leisure Centre548 m
Hustle686 m

Nearby pharmacies

Boots594 m

Nearby health

Victoria Hospital563 m
Havering Clinical Commissioning Group742 m
Joint Injection Clinic757 m
Food hygiene (5-star)63% of 59

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

BABY WAVES LTD
DON BOY LTD
ELITE ENVIRONMENTAL (ESSEX) LIMITED
INNER EYE GROUP LTD

Investment

Investment grade, yield and market outlook

48

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,118m
Crossrail 2 route17,465m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,421 nationally

1,767

Est. population

7,468/km²

63%

Employed

39%

Degree educated

£36,900

Median income

11.9%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

20%
24%
23%
16%
18%
Under 1820%
18–3424%
35–4923%
50–6416%
65+18%

Tenure

24%
27%
37%
Own outright24%
Own (mortgage)27%
Private rent37%
Social rent10%
Shared ownership2%

Ethnicity

58%
15%
15%
White British58%
White Other14%
Asian14%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household41%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent10%

vs. London

Income vs London-12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
18
Local approval rate
33%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
229 homes · THE DOLPHIN SITE, THE DOLPHIN SITE, DOLPHIN APPROACH, RM1
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH RAIL LAND, FORMER BRITISH RAIL LAND, VICTORIA ROAD, RM173 homes
completed
53-57, 53-57, JUNCTION ROAD, RM1 3QR39 homes
completed
35, 35, JUNCTION ROAD, RM1 3QS24 homes
completed
LAND ADJACENT, 2, LAND ADJACENT, 2, CARLISLE ROAD, VICTORIA ROAD (BETWEEN 190-194), RM1 2QL14 homes
completed
198 Victoria Road first floor, 198 first floor, Romford, RM1 2NX11 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.0%
Ward turnout
42%
Election year
2026
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Terry BrownReform UK
Martin LardnerReform UK
Sathya P MaddasaniReform UK

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Key facts for RM2 5AB

Full postcodeRM2 5AB
Postcode districtRM2
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.579489
Longitude0.192222
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