St Edward's · Havering · Romford constituency · 51.58133, 0.19709

RM2 5BX— St Edward's, Havering

Location and area intelligence for RM2 5BX, 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
66
Safety
82
Schools
—
Transport
40
Environment
61
Investment
41

The bottom line

RM2 5BX 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.

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Location

RM2 5BX

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 5BX

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How RM2 5BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Gidea Park Primary School

Not yet inspected · 4 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

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 151 min walk

2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.8km

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£6,543/m²
Price per ft²£608/ft²
Avg floor area101.6 m²

EPC breakdown

C
5%
D
5%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 32%Terraced 65%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,000
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)
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

+6.6%

Total change

+578%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.4%

per year

Acceleration

-25.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached32.4%
Terraced64.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£147k+59.5%1.8
Post-dot-com plateau2001–2003£163k£320k+96.3%1.7
Pre-crash peak2006–2006£250k£250k+0%3
GFC & correction2008–2012£415k£292k-29.8%1.4
Help-to-Buy recovery2014–2016£375k£435k+16%1
Brexit uncertainty2017–2019£445k£530k+19.1%1.5
Rate-rise correction2022–2022£650k£650k+0%2
Current market2025–2025£628k£628k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.8% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+1.8% α
Local
8.8%
District
7%
Terraced+0% α
Local
6%
District
6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing10
Trend Position40

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
7.4 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
15 min walk
Emerson Park Rail StationLiberty
27 min walk
Harold Wood Rail StationElizabeth line
35 min walk
No bus stops within 400m

15

Walkability score

5

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park438m
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
487m
🅿️
Gidea Park Station Car Park85 spaces· yes
554m
🅿️
The Mercury· yes
706m

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 AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hornchurch Cutting SSSI — 3.0 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

11 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 688 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Archers (625 m)

Nearest supermarketALDI · 1.6 km
6 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)

1.7km

Post office

Nearby shops

Tesco Express699 m

Nearby cafes

CREM Kitchen482 m
UK's Cafe483 m
Pop In Sandwich bar571 m
The Pantry582 m

Nearby restaurants

Balgores Best Kebab515 m
Fish Bar Balgores516 m
Chillies518 m
Kervan Kitchen541 m

Nearby pubs

The Archers625 m
The Ship681 m
Gidea Park MicroPub706 m
Queen Victoria877 m

Nearby health

Victoria Hospital688 m
Food hygiene (5-star)69% of 45

Business

Local businesses registered here

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

High street

A

High street health

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

58.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,507m
Crossrail 2 route17,791m

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)
4
Planning apps (12 months)
1
Planning apps (3 years)
21
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)
10
Largest scheme
99 homes · FRANCES BARDSLEY LOWER SCHOOL, FRANCES BARDSLEY LOWER SCHOOL, HEATH PARK ROAD, RM2
Pipeline pressure
NONE

Named schemes (500m)

3 Heath Park Road, Romford, RM2 5UB7 homes
completed
32, 32, The Ridgeway, Gidea Park, Romford, RM2 5BT1 homes
completed
138, 138, Main Road, Romford, RM2 5HS1 homes
completed
17, 17, The Ridgeway, Romford, RM7 7LL1 homes
completed
20, 20, Heath Park Road, Romford, RM2 5UB1 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 5BX

Full postcodeRM2 5BX
Postcode districtRM2
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.581331
Longitude0.197088
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