St Edward's · Havering · Romford constituency · 51.57996, 0.19772

RM2 5AU— St Edward's, Havering

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak schools

Liveability
67
Safety
82
Schools
—
Transport
40
Environment
62
Investment
41

The bottom line

RM2 5AU offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 57 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM2 5AU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM2 5AU meets your needs.

Location

RM2 5AU

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-6.0% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for RM2 5AU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM2 5AU with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How RM2 5AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

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 · 10 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 150 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.1 incidents per 1,000 residents

Better than 83% of London
↑ Rising 800.0%

from a low base — still below London average

-60% vs borough

Crime by type

Violence & sexual offences28%
Drug offences22%
Vehicle crime19%
Burglary14%
Other11%
Anti-social behaviour6%
Theft0%
Robbery0%

Stop & search

0.7

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 · 1.9km

Crime is 63% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,859/m²
Price per ft²£544/ft²
Avg floor area95.4 m²

EPC breakdown

C
1%
D
18%
E
6%

Based on 25 properties · Confidence: medium

Street mix

Semi 74%Terraced 26%

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£238,500
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+7.7%

Total change

+831%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.2%

per year

Acceleration

+53.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached73.9%
Terraced26.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£107k+53.2%1.8
Post-dot-com plateau2002–2004£161k£227k+41%1.7
Pre-crash peak2005–2007£245k£275k+12.2%3
GFC & correction2008–2011£220k£322k+46.4%1.7
Help-to-Buy recovery2014–2015£420k£438k+4.2%1.5
Brexit uncertainty2017–2019£499k£499k+0%2
Pandemic surge2020–2021£470k£533k+13.3%1.5
Rate-rise correction2022–2023£503k£484k-3.8%2
Current market2024–2025£446k£652k+46.2%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.5%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park Rail StationGreater Anglia line
7.3 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
8 min walk
Gidea ParkNational Rail
8 min walk
Romford Rail StationLiberty · Elizabeth line
14 min walk
Emerson Park Rail StationLiberty
25 min walk
Harold Wood Rail StationElizabeth line
35 min walk
No bus stops within 400m

13

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria73 min ↑
Waterloo69 min ↑
Canary Wharf ★57 min
City63 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park414m
Santander docks (800m)0
Nearest cycle dock14.2 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
515m
🅿️
Gidea Park Station Car Park85 spaces· yes
557m
🅿️
The Mercury· yes
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 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: 20.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting SSSI — 2.9 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

THE NEW MEDICAL CENTRE

264 BRENTWOOD ROAD, RM2 5SU

9 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 798 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

28

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drill (754 m)

Nearest supermarketALDI · 1.5 km
12 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.8km

Post office

Nearby shops

Tesco Express776 m

Nearby cafes

UK's Cafe475 m
Pop In Sandwich bar552 m
CREM Kitchen628 m
Natural Bean710 m

Nearby restaurants

Fish Bar Balgores510 m
Balgores Best Kebab510 m
Kervan Kitchen510 m
Chillies511 m

Nearby pubs

The Drill754 m
The Archers757 m
Queen Victoria802 m
The Ship810 m

Nearby health

Victoria Hospital798 m
Food hygiene (5-star)69% of 32

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

COSEM LIMITED
DEMO MEN (LONDON) UK LTD
DIAMANTE PROPERTY MANAGEMENT LTD
ZYBIS LTD

Investment

Investment grade, yield and market outlook

41

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,439m
Crossrail 2 route17,842m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,722 nationally

1,492

Est. population

10,913/km²

68%

Employed

33%

Degree educated

£39,500

Median income

1.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

24%
18%
21%
20%
17%
Under 1824%
18–3418%
35–4921%
50–6420%
65+17%

Tenure

41%
46%
Own outright41%
Own (mortgage)46%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

74%
White British74%
White Other6%
Asian10%
Black4%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household10%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
11
Planning apps (3 years)
18
Local approval rate
27%
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)
12
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM299 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Romford, RM1 2RH74 homes
completed
Former Build Centre, Former Build Centre, Rushdon Close, Off Manor Road, Romford, RM1 2RH46 homes
completed
LAND TO THE NORTH OF, LAND TO THE NORTH OF, RUSHDON CLOSE, MANOR ROAD, RM1 2RD12 homes
completed
6 & 8, 6 & 8, Manor Road, Romford, RM1 2RA9 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

Live in RM2 5AU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM2 5AU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM2 5AU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM2 5AU

Full postcodeRM2 5AU
Postcode districtRM2
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.579962
Longitude0.197715
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