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RM2 5BA

Carlton Road · St Edward's · Havering

RM2 5BA is in St Edward's, Havering — one of London's safer postcodes (safety score 97/100).

Crime is 73% below the London average.

Nearest tube: Gidea Park Rail Station, 4.8 min

Best for:FamiliesOwner-occupiers
76
i
Liveability
97
i
Safety
56
i
Transport
60
i
Environment
60
i
Amenity
100
i
Property
London liveability rankTop 13% in London
OverallGood
For buyersExcellent
InvestmentNeutral
RiskLow
Suburban · High density
Updated 29 May 2026
Compare RM2 5BA with…
RM2 5BA
76Liveability
97Safety
56Transport

Deep-dive guides for RM2 5BA

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

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At a glance

  • 📍RM2 5BA is in St Edward's, Havering — one of London's safer postcodes (safety score 97/100).
  • 🏠Crime is 73% below the London average.
  • 👤Best for: Families, Owner-occupiers
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area96 m²

EPC breakdown

C
1%
D
15%
E
6%

Based on 22 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

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£240,000
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)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Investment

Rental yield, rent and gentrification

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.81%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent£1,300
Gross yield2.81% (low)
Gentrification score23/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

Low

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

17.4 incidents per 1,000 residents

↑ Rising 225.0%

-52% vs borough

Crime by type

Drug offences6
Vehicle crime6
Violence & sexual offences5
Other4
Burglary3
Anti-social behaviour2
Theft0
Robbery0

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 173% below London average

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
🚇
Gidea Park Rail StationElizabeth line line
4.8 min walk
🚂
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

🟣
Gidea Park Rail StationGreater Anglia · Elizabeth line
5 min walk
🚂
Gidea ParkNational Rail
5 min walk
🚇
Romford Rail StationLiberty · Greater Anglia
17 min walk
🚇
Emerson Park Rail StationLiberty
24 min walk
🟣
Harold Wood Rail StationElizabeth line
33 min walk
🚌No bus stops within 400m

29

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

61 min

London Bridge

82 min

Victoria

66 min

Waterloo

54 min

Canary Wharf

50 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 6 min walk

KS2: 106.3

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · 10 min walk

P8: +0.39A8: 55.0

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 152 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 7.0 µg/m³
NoiseLOW
none
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%

Nearest SSSI: Hornchurch Cutting SSSI — 2.8 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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

3

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalVictoria Hospital · 943 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95%55.9%

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

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

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

Tenure

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

Ethnicity

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 rent 12%Social rent 1%

vs. London

Income vs London-6.0%

Politics

Local councillors and MP

Ward majorityReform UK
Ward majority vote12.0%
Ward turnout42%
Election year2026
MPAndrew Rosindell (Reform UK)
MP majority1,463
ConstituencyRomford

Councillors

Terry BrownReform UK
Martin LardnerReform UK
Sathya P MaddasaniReform UK

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

16

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketALDI · 1.7 km
5 tennis courts

0

Libraries (1km)

1

Cinemas (2km)

2.0km

Post office

Nearby cafes

UK's Cafe261 m
Pop In Sandwich bar339 m
Natural Bean558 m
The Pantry621 m

Nearby restaurants

Fish Bar Balgores297 m
Balgores Best Kebab297 m
Chillies297 m
Kervan Kitchen299 m

Nearby pubs

The Drill606 m
The Archers658 m
Gidea Park MicroPub701 m
The Ship704 m
Food hygiene (5-star)66% of 59

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