Marshalls & Rise Park · Havering · Romford constituency · 51.58903, 0.20465

RM2 6ND— Marshalls & Rise Park, Havering

Location and area intelligence for RM2 6ND, Marshalls & Rise Park, Havering

London's quiet achiever

 

Safety 78/100Transport 42/100Yield 4.22%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
62
Safety
78
Schools
—
Transport
42
Environment
75
Investment
50

The bottom line

RM2 6ND offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6ND

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 6ND

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How RM2 6ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Squirrels Heath Primary School

Not yet inspected · 17 min walk

KS2: 106.3

—

Secondary

The Royal Liberty School

Not yet inspected · 7 min walk

P8: +0.54A8: 52.5

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 164 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.7km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area189.1 m²

EPC breakdown

D
7%
E
6%
F
2%

Based on 15 properties · Confidence: medium

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

Energy & construction

Solar yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£472,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6%

Total change

+388%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+3.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£200k£263k+31.2%1.5
Post-dot-com plateau2001–2004£349k£580k+66.2%1.3
Pre-crash peak2005–2007£490k£565k+15.3%1.3
GFC & correction2008–2010£605k£612k+1.2%2
Help-to-Buy recovery2015–2015£760k£760k+0%3
Brexit uncertainty2018–2018£1.03m£1.03m+0%2
Pandemic surge2020–2021£925k£1.06m+14.9%1.5
Rate-rise correction2022–2023£1.00m£975k-2.5%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.1% alpha

Detached-0.1% α
Local
5.4%
District
5.5%

CAGR over 25yr 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
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gidea Park StationElizabeth line line
9.2 min walk
Gidea Park→ Liverpool Street· 12 tph
33 min

Nearby stations

Gidea Park Rail StationGreater Anglia · Elizabeth line
10 min walk
Gidea ParkNational Rail
10 min walk
Harold Wood Rail StationElizabeth line
25 min walk
Romford Rail StationLiberty · Greater Anglia
27 min walk
Emerson Park Rail StationLiberty
31 min walk
No bus stops within 400m

13

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria68 min ↑
Waterloo63 min ↑
Canary Wharf ★51 min
City55 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)121
Nearest car park717m
Santander docks (800m)0
Nearest cycle dock14.8 km

Nearby car parks

🅿️
Balgores Square36 spaces· Mo-Fr 00:00-24:00,Sa 00:00-24:00
717m
🅿️
Gidea Park Station Car Park85 spaces· yes
772m

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: 20.8 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 10%
More green space than 97% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.3 km

Energy

Solar: 865 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): 4

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 yield865.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

INGREBOURNE MEDICAL CENTRE

135 STRAIGHT ROAD, RM3 7JJ

16 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 2.2 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.2km

Post office

Nearby shops

Maps1.1 km

Nearby cafes

Costa404 m
The Pantry443 m
UK's Cafe829 m
Pop In Sandwich bar848 m

Nearby restaurants

Raza255 m
Zaafran306 m
The Unicorn368 m
Radhuni389 m

Nearby pubs

Gidea Park MicroPub301 m
The Ship344 m
The Archers401 m
The New Inn915 m

Nearby gyms

Romford Hockey Club478 m

Nearby pharmacies

Crescent Pharmacy864 m
Food hygiene (5-star)71% of 31

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

KAILEY MYRAH PROPERTY SERVICES LIMITED
KATRYN INVESTMENTS LIMITED
RDH PROPERTY INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

50

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

35.8

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,468m
Crossrail 2 route18,298m

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
No
Article 4 area
No
Listed buildings (800m)
3
Planning apps (12 months)
1
Planning apps (3 years)
19
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)
1
Largest scheme
29 homes · 220A, 220A, MAIN ROAD, RM2 5HL
Pipeline pressure
NONE

Named schemes (500m)

220A, 220A, MAIN ROAD, RM2 5HL29 homes
completed
46, 46, Links Avenue, Romford, RM2 6ND1 homes
completed
280, 280, Main Road, Romford, RM2 6LU1 homes
completed
41, 41, Links Avenue, Romford, RM2 6NB1 homes
completed
Site adjacent to, 3, Site adjacent to, 3, Links Avenue, RM21 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 6ND

Full postcodeRM2 6ND
Postcode districtRM2
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.589031
Longitude0.204650
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