Marshalls & Rise Park · Havering · Romford constituency · 51.58883, 0.19566

RM2 5NS— Marshalls & Rise Park, Havering

Location and area intelligence for RM2 5NS, Marshalls & Rise Park, Havering

The family fortress

 

Schools 100%Safety 78/100Transport 23/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
78
Schools
90
Transport
23
Environment
76
Investment
39

The bottom line

RM2 5NS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 5NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.6% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for RM2 5NS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM2 5NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Gidea Park Primary School

Not yet inspected · 7 min walk

KS2: 110.2

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 10 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 160 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.4 incidents per 1,000 residents

Better than 64% of London
↑ Rising 326.7%

from a low base — still below London average

-19% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other22%
Drug offences8%
Robbery6%
Vehicle crime6%
Theft3%
Burglary2%

Stop & search

1.5

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 · 1.1km

Crime is 26% below London average

Property

24 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,281/m²
Price per ft²£584/ft²
Avg floor area302.5 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Detached 100%

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£756,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,415
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.4%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.0%

per year

Acceleration

+112.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£333k£449k+35%1.5
Post-dot-com plateau2001–2002£430k£490k+14%1
Pre-crash peak2005–2005£805k£805k+0%1
GFC & correction2008–2008£1.30m£1.30m+0%1
Help-to-Buy recovery2014–2016£1.25m£1.20m-4.4%1.3
Brexit uncertainty2017–2017£1.36m£1.36m+0%1
Pandemic surge2021–2021£1.09m£1.09m+0%1
Rate-rise correction2023–2023£950k£950k+0%1
Current market2024–2024£1.90m£1.90m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-1% alpha

Detached-1% α
Local
5.9%
District
6.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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 StationElizabeth line line
12.4 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

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

17

Walkability score

19

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park657m
Santander docks (800m)0
Nearest cycle dock14.2 km

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: 20.2 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.7 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): 8

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

10 min walk

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 770 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Archers (419 m)

Nearest supermarketMixas · 1.5 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 Express951 m

Nearby cafes

Costa378 m
The Pantry428 m
Milli's Coffee House489 m
CREM Kitchen533 m

Nearby restaurants

Kushi363 m
Burlingtons Fish and Chips369 m
Ped's Pizza373 m
Brick Lane Bagel Co385 m

Nearby pubs

The Archers419 m
The Ship425 m
Gidea Park MicroPub495 m

Nearby health

Victoria Hospital770 m
Food hygiene (5-star)78% of 37

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

N8 SOLUTIONS LTD
SKYLINE PROPERTIES (LONDON) LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score20/100
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

4/100

Velocity score

Future outlook

48.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,995m
Crossrail 2 route17,675m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,011 nationally

1,322

Est. population

1,842/km²

52%

Employed

36%

Degree educated

£38,400

Median income

5.4%

Claimant rate

SuburbanLow densityOwner occupiers / families

61

Community stability

Age profile

17%
16%
15%
21%
32%
Under 1817%
18–3416%
35–4915%
50–6421%
65+32%

Tenure

47%
38%
Own outright47%
Own (mortgage)38%
Private rent10%
Social rent5%
Shared ownership0%

Ethnicity

72%
15%
White British72%
White Other6%
Asian14%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine12%
No car household12%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent10%
Social rent5%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
19
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
29 homes · 220A, 220A, MAIN ROAD, RM2 5HL
Pipeline pressure
NONE

Named schemes (500m)

59, 59, Main Road, Romford, RM2 5EH23 homes
completed
61A, 61A, Main Road, Romford, RM2 5EH13 homes
completed
61, 61, MAIN ROAD, RM113 homes
completed
SITE ADJACENT KINGSWOOD LODGE, 63, SITE ADJACENT KINGSWOOD LODGE, 63, MAIN ROAD, RM210 homes
completed
37, 37, Heath Drive, RM24 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
41%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

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Key facts for RM2 5NS

Full postcodeRM2 5NS
Postcode districtRM2
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.588831
Longitude0.195660
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