Marshalls & Rise Park · Havering · Romford constituency · 51.59102, 0.20951

RM2 6NP— Marshalls & Rise Park, Havering

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

The family fortress

 

Schools 100%Safety 78/100Transport 19/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
58
Safety
78
Schools
60
Transport
19
Environment
76
Investment
40

The bottom line

RM2 6NP 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 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM2 6NP

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 6NP

🛡️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 6NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hilldene Primary School

Not yet inspected · Inspected Dec 2024 · 16 min walk

KS2: 101.0

—

Secondary

The Royal Liberty School

Not yet inspected · 8 min walk

P8: +0.54A8: 52.5

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 · 168 min walk

2 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

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.3km

Crime is 26% 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£4,592/m²
Price per ft²£427/ft²
Avg floor area160.2 m²

EPC breakdown

C
1%
D
8%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Semi 82%Detached 18%

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 yield865 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£400,500
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+7.3%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.9%

per year

Acceleration

-46.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Detached18.2%
Semi-detached81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£83k£210k+154.5%2
Post-dot-com plateau2001–2004£229k£425k+85.6%2
Pre-crash peak2005–2005£390k£390k+0%1
GFC & correction2008–2008£350k£350k+0%1
Help-to-Buy recovery2013–2016£375k£675k+80%1.5
Brexit uncertainty2018–2018£735k£735k+0%1
Rate-rise correction2022–2023£738k£900k+22%1.5
Current market2025–2025£676k£676k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.3%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
12.1 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
Harold Wood Rail StationElizabeth line
21 min walk
Romford Rail StationElizabeth line · Liberty
32 min walk
Emerson Park Rail StationLiberty
32 min walk
No bus stops within 400m

10

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria84 min ↑
Waterloo79 min ↑
Canary Wharf ★67 min
City72 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 park680m
Santander docks (800m)0
Nearest cycle dock15.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.2 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hornchurch Cutting SSSI — 3.4 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

13 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Gidea Park MicroPub (693 m)

Nearest supermarketCo-op Food · 1.9 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Budgens843 m
Maps849 m

Nearby cafes

Cafe on the corner451 m
Costa806 m
The Pantry841 m
Pop In Sandwich bar1.1 km

Nearby restaurants

KFC397 m
Raza643 m
Greggs695 m
Zaafran699 m

Nearby pubs

Gidea Park MicroPub693 m
The Ship744 m
The Archers801 m
The New Inn999 m

Nearby gyms

Romford Hockey Club91 m
David Lloyd Clubs922 m

Nearby pharmacies

Crescent Pharmacy495 m
Food hygiene (5-star)55% of 22

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ANGEL CARE HOME SERVICES LTD
E-TECH LONDON UK LTD
HHY POWER LTD
M KAZMI & CO LTD
METRO CARE UK LTD

+5 more

Investment

Investment grade, yield and market outlook

40

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

46.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,866m
Crossrail 2 route18,637m

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)
1
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
50%
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)
9
Largest scheme
19 homes · 78-80, 78-80, Straight Road, Romford, RM3 8AA
Pipeline pressure
NONE

Named schemes (500m)

590 Upper Brentwood Road, Romford, RM2 6HU4 homes
completed
1 Beaumont Close, Romford, RM2 6LJ2 homes
completed
587, 587, Upper Brentwood Road, Romford, RM2 6LH1 homes
completed
280, 280, Main Road, Romford, RM2 6LU1 homes
completed
Land adjacent 7, Land adjacent 7, Masefield Crescent, RM3 7PL1 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 6NP

Full postcodeRM2 6NP
Postcode districtRM2
BoroughLondon Borough of Havering
WardMarshalls & Rise Park
Latitude51.591017
Longitude0.209510
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