Marshalls & Rise Park · Havering · Romford constituency · 51.59342, 0.18872

RM2 5RB— Marshalls & Rise Park, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 15/100Yield 4.22%

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
78
Schools
90
Transport
15
Environment
88
Investment
54

The bottom line

RM2 5RB 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 catches: high noise levels nearby and 63 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 5RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for RM2 5RB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM2 5RB 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 · 14 min walk

KS2: 110.2

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 6 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 163 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.9 incidents per 1,000 residents

Better than 64% of London
↑ Rising 336.8%

from a low base — still below London average

-20% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour22%
Vehicle crime10%
Burglary7%
Robbery5%
Drug offences1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 527m

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area141.7 m²

EPC breakdown

B
1%
C
2%
D
6%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 78%Terraced 11%Detached 11%

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£354,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,504
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.1%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.2%

per year

Acceleration

-109.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Detached11.1%
Semi-detached77.8%
Terraced11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£113k£178k+57.8%1.7
Post-dot-com plateau2002–2002£196k£196k+0%1
Pre-crash peak2005–2006£430k£365k-15.1%1
GFC & correction2008–2010£269k£444k+64.9%1.5
Help-to-Buy recovery2013–2015£475k£420k-11.6%1
Pandemic surge2020–2021£500k£450k-10%1
Rate-rise correction2022–2022£815k£815k+0%1
Current market2024–2024£585k£585k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
9.9%
District
9.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
22 min walk
Romford Rail StationLiberty · Elizabeth line
26 min walk
RomfordNational Rail
26 min walk
Harold Wood Rail StationElizabeth line
38 min walk
Emerson Park Rail StationLiberty
44 min walk
No bus stops within 400m

12

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria80 min ↑
Waterloo75 min ↑
Canary Wharf ★63 min
City69 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park246m
Santander docks (800m)0
Nearest cycle dock13.9 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 waterHIGH
High
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseHIGH
road
Noisier 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 AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 4.4 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): 10

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

14 min walk

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketMixas · 1.6 km
15 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)

1.5km

Post office

Nearby cafes

Milli's Coffee House293 m
CREM Kitchen1.0 km

Nearby health

Victoria Hospital1.1 km
Food hygiene (5-star)100% of 5

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

PAUL COURTNEY TRANSPORT SERVICES LTD

Investment

Investment grade, yield and market outlook

54

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

33.4

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,007m
Crossrail 2 route17,203m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,719 nationally

1,732

Est. population

2,748/km²

55%

Employed

30%

Degree educated

£37,900

Median income

3.3%

Claimant rate

Inner cityLow densityOwner occupiers / families

64

Community stability

Age profile

20%
16%
17%
22%
25%
Under 1820%
18–3416%
35–4917%
50–6422%
65+25%

Tenure

51%
39%
Own outright51%
Own (mortgage)39%
Private rent8%
Social rent2%
Shared ownership0%

Ethnicity

72%
15%
White British72%
White Other6%
Asian15%
Black2%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine14%
No car household10%
Unemployed2%
No qualifications19%

Housing tenure (Census 2021)

Private rent8%
Social rent2%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
67%
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
4 homes · 150, 150, Pettits Lane, RM1 4DX
Pipeline pressure
NONE

Named schemes (500m)

33, 33, Brook Road, Romford, RM2 5QS2 homes
completed
2, 2, Netherpark Drive, Romford, RM2 5RL2 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 5RB

Full postcodeRM2 5RB
Postcode districtRM2
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.593421
Longitude0.188720
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