Havering-atte-Bower · Havering · Romford constituency · 51.60308, 0.15535

RM5 2ET— Havering-atte-Bower, Havering

Location and area intelligence for RM5 2ET, Havering-atte-Bower, Havering

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Low yield 3.47%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
84
Schools
90
Transport
9
Environment
88
Investment
51

The bottom line

RM5 2ET offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £450,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 71 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-8.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for RM5 2ET

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How RM5 2ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 10 min walk

KS2: 104.5

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 23 min walk

P8: -0.47A8: 42.5

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

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.4 incidents per 1,000 residents

Better than 66% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences44%
Anti-social behaviour16%
Other16%
Vehicle crime10%
Drug offences5%
Robbery3%
Burglary3%
Theft1%

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 · 2.1km

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-66.0%

This year

Flat

Dominant type

Price history

5-year change
+51.3%
Sales (24 months)7
New build0.0%
Avg detached£534,000
Avg semi-detached£505,000
Avg flat£215,000
Price per m²£5,859/m²
Price per ft²£544/ft²
Avg floor area79 m²

EPC breakdown

B
2%
C
27%
D
22%
E
10%

Based on 61 properties · Confidence: high

Street mix

Semi 34%Terraced 1%Detached 22%Flat 43%Other 1%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

11.7×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£197,500
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+2.8%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

-58.4%

per year

Acceleration

-166.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 130 sales

Property Type Mix

Total: 130 sales

Detached22.3%
Semi-detached33.8%
Terraced0.8%
Flat/maisonette43.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£144k+63.6%2.6
Post-dot-com plateau2002–2004£205k£285k+39%4.3
Pre-crash peak2005–2007£281k£162k-42.3%10.3
GFC & correction2008–2012£212k£250k+17.9%3.4
Help-to-Buy recovery2013–2016£235k£231k-1.7%5.8
Brexit uncertainty2017–2019£250k£370k+48%3.3
Pandemic surge2020–2021£230k£298k+29.3%5.5
Rate-rise correction2022–2023£363k£322k-11.2%2.5
Current market2024–2026£243k£210k-13.4%2.3

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Flat/maisonette

-1.1% alpha

Semi-detached+0.1% α
Local
6.5%
District
6.4%
Detached+0% α
Local
5.2%
District
5.2%
Flat/maisonette-1.1% α
Local
2.7%
District
3.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
46 min walk
RomfordNational Rail
46 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
53 min walk
Hainault Underground StationCentral
54 min walk
Chadwell Heath Rail StationElizabeth line
54 min walk
No bus stops within 400m

13

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge79 min ↑
Victoria88 min ↑
Waterloo83 min ↑
Canary Wharf ★71 min
City75 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park205m
Santander docks (800m)0
Nearest cycle dock11.9 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 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: 18.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 2.7 km

Energy

Solar: 857 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): 1

Landslide susceptibility: Low

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 yield857.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LYNWOOD MEDICAL CENTRE

2A-6 LYNWOOD DRIVE, RM5 3QL

8 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Colley Rowe Inn (605 m)

Nearest supermarketTesco · 756 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.4km

Post office

Nearby cafes

Costa717 m

Nearby pubs

The Colley Rowe Inn605 m

Nearby pharmacies

Boots660 m
Food hygiene (5-star)62% of 26

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BOBBIE.WORKS LTD
DOM INVEST LTD
GO4 PLUMBING & HEATING LTD
JUWON CARE SERVICES LIMITED
RHIPH LTD

+3 more

Investment

Investment grade, yield and market outlook

51

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

55.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,295m
Crossrail 2 route14,972m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,600 nationally

1,855

Est. population

9,130/km²

54%

Employed

23%

Degree educated

£38,600

Median income

4.2%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

27%
18%
20%
17%
19%
Under 1827%
18–3418%
35–4920%
50–6417%
65+19%

Tenure

28%
37%
22%
Own outright28%
Own (mortgage)37%
Private rent13%
Social rent22%
Shared ownership0%
Rent free0%

Ethnicity

69%
White British69%
White Other8%
Asian9%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine27%
No car household20%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Social rent22%
Private rent13%

vs. London

Income vs London-8.1%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
50%
Borough approval rate
44%
Historic landfill (400m)
1
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)
4
Largest scheme
29 homes · Former Forest Lodge School Site, Former Forest Lodge School Site, Lodge Lane, Romford, RM5 2LB
Pipeline pressure
NONE

Named schemes (500m)

Former Forest Lodge School Site, Former Forest Lodge School Site, Lodge Lane, Romford, RM5 2LB29 homes
completed
17-33, 17-33, TURPIN AVENUE, RM5 2PU26 homes
completed
102-106, 102-106, Lodge Lane, Romford, RM5 2ET24 homes
completed
SITE OF, 1-51, SITE OF, 1-51, PENN GARDENS, TURPIN AVENUE (151-237), RM5 2JE24 homes
completed
Former Forest Lodge School Site, Former Forest Lodge School Site, Lodge Lane, Romford, RM5 2LB9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.3%
Ward turnout
29%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Ray BestConservative
John Edward CrowderConservative
Damian WhiteConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

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 RM5 2ET

Full postcodeRM5 2ET
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.603077
Longitude0.155349
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