St Edward's · Havering · Romford constituency · 51.58365, 0.19592

RM2 5LJ— St Edward's, Havering

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

The family fortress

 

Schools 100%Safety 77/100Transport 27/100Yield 4.30%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
61
Safety
77
Schools
60
Transport
27
Environment
75
Investment
44

The bottom line

RM2 5LJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £362,500 median — 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 5LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-30.3% vs London avg
vs London income-8.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for RM2 5LJ

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

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“The family fortress”

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How RM2 5LJ 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 · 2 min walk

KS2: 110.2

—

Secondary

The Frances Bardsley Academy for Girls

Not yet inspected · Inspected Nov 2024 · 15 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 · 153 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.1 incidents per 1,000 residents

Better than 62% of London
↑ Rising 446.2%

from a low base — still below London average

-15% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Violence & sexual offences18%
Drug offences15%
Vehicle crime10%
Burglary7%
Theft1%
Robbery1%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.5km

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

£362,500

Median sale price

Bottom 25% — 30% below London median

£362,500 is 30% below the London median (£520,000)

-4.2%

This year

Flat

Dominant type

Price history

5-year change
+11.5%
Sales (24 months)8
New build0.0%
Avg semi-detached£370,000
Avg flat£362,500
Price per m²£5,269/m²
Price per ft²£489/ft²
Avg floor area67.8 m²

EPC breakdown

C
9%
D
19%
E
5%

Based on 33 properties · Confidence: high

Street mix

Semi 16%Flat 79%Other 5%

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

Stamp duty

Standard buyer£5,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£1,813/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,500
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 EAnnual charge £2,504
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.7%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-8.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached16.2%
Flat/maisonette83.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£85k+32.1%3
Post-dot-com plateau2001–2004£116k£177k+52.5%2.8
Pre-crash peak2005–2007£227k£188k-17.4%3.3
GFC & correction2008–2012£205k£205k+0%2.2
Help-to-Buy recovery2013–2016£177k£325k+83.6%1.2
Brexit uncertainty2017–2019£340k£289k-15.1%2
Pandemic surge2021–2021£325k£325k+0%5
Rate-rise correction2022–2023£305k£357k+17%1
Current market2024–2026£350k£362k+3.4%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6%
District
5.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gidea Park Rail StationGreater Anglia line
8.7 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

16

Walkability score

22

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park290m
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
559m
🅿️
Gidea Park Station Car Park85 spaces· yes
652m
🅿️
The Mercury· yes
738m

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 waterLOW
Low
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 AONB56% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.3 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

HAVERING CREST PCN HUB

RAPHAEL HOUSE, PETTITS LANE, RM1 4HL

7 min walk

2

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalVictoria Hospital · 549 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Archers (451 m)

Nearest supermarketSainsbury's · 1.4 km
16 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)

1.6km

Post office

Nearby shops

Tesco Express634 m

Nearby cafes

CREM Kitchen265 m
The Pantry409 m
Costa453 m
UK's Cafe608 m

Nearby restaurants

Kushi352 m
Burlingtons Fish and Chips361 m
Wing Hing415 m
Ped's Pizza443 m

Nearby pubs

The Archers451 m
The Ship508 m
Gidea Park MicroPub556 m
Queen Victoria1.0 km

Nearby health

Victoria Hospital549 m
Food hygiene (5-star)82% of 38

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

IBRAHIMLLARI LTD
MOLLA DESIGN PROPERTY LTD
NWW CONSULTING LIMITED
R M DOWIE LTD
REMIAH DIGITAL LTD

+1 more

Investment

Investment grade, yield and market outlook

44

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

69.4

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,617m
Crossrail 2 route17,701m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,482 nationally

1,388

Est. population

5,426/km²

59%

Employed

35%

Degree educated

£38,400

Median income

2.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

22%
13%
21%
19%
25%
Under 1822%
18–3413%
35–4921%
50–6419%
65+25%

Tenure

49%
37%
Own outright49%
Own (mortgage)37%
Private rent11%
Social rent4%

Ethnicity

76%
White British76%
White Other6%
Asian8%
Black4%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household13%
Unemployed2%
No qualifications17%

Housing tenure (Census 2021)

Private rent11%
Social rent4%

vs. London

Income vs London-8.6%
Price vs London-30.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
20
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)
7
Largest scheme
73 homes · FORMER BRITISH RAIL LAND, FORMER BRITISH RAIL LAND, VICTORIA ROAD, RM1
Pipeline pressure
NONE

Named schemes (500m)

59, 59, Main Road, Romford, RM2 5EH23 homes
completed
Phillip House, Royal Jubilee Court, 45-47, Phillip House, Royal Jubilee Court, 45-47, Main Road, Romford, RM2 5AW19 homes
completed
61, 61, MAIN ROAD, RM113 homes
completed
61A, 61A, Main Road, Romford, RM2 5EH13 homes
completed
SITE ADJACENT KINGSWOOD LODGE, 63, SITE ADJACENT KINGSWOOD LODGE, 63, MAIN ROAD, RM210 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£362,500)

£5,625

Standard buyer

£0

First-time buyer

Save £5,625

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM2 5LJ

Full postcodeRM2 5LJ
Postcode districtRM2
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.583647
Longitude0.195915
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