Havering-atte-Bower · Havering · Romford constituency · 51.60649, 0.15626

RM5 2EU— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100Yield 3.53%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
84
Schools
90
Transport
9
Environment
88
Investment
43

The bottom line

RM5 2EU 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: 71 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM5 2EU

🛡️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 RM5 2EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oasis Academy Pinewood

Not yet inspected · 8 min walk

KS2: 106.1

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 22 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 111 min walk

2 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)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 2.2km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area70.8 m²

EPC breakdown

C
5%
D
13%

Based on 18 properties · Confidence: medium

Street mix

Semi 44%Terraced 53%Detached 3%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£177,000
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
WallsSystem built, with internal insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.8%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

-3.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached44.4%
Terraced52.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£126k+102.8%1.2
Post-dot-com plateau2001–2004£110k£190k+72.7%3.2
Pre-crash peak2005–2007£250k£212k-15.4%1.3
GFC & correction2008–2012£214k£205k-4%1.3
Help-to-Buy recovery2013–2016£221k£330k+49.3%1
Brexit uncertainty2017–2019£286k£430k+50.3%1
Pandemic surge2021–2021£460k£460k+0%2
Rate-rise correction2023–2023£474k£474k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+7.3% alpha

Weakest performer

Semi-detached

-1.6% alpha

Terraced+7.3% α
Local
34.4%
District
27.1%
Semi-detached-1.6% α
Local
11.6%
District
13.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
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
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

7

Walkability score

4

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park231m
Santander docks (800m)0
Nearest cycle dock12.0 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: 18.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 2.4 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 4

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

10 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

9

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 (905 m)

Nearest supermarketTesco · 999 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.7km

Post office

Nearby cafes

Costa975 m

Nearby pubs

The Colley Rowe Inn905 m

Nearby pharmacies

Boots882 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BRITANNIA MINICABS LTD
IERO-UK LTD
ODINTSOV LTD
ROCEL CONSULTING LTD
ROMFORD LTD

+1 more

Investment

Investment grade, yield and market outlook

43

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%Above average yield
Gentrification score13/100
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

18.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,635m
Crossrail 2 route15,081m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
100%
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)
3
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
Former Forest Lodge School Site, Former Forest Lodge School Site, Lodge Lane, Romford, RM5 2LB9 homes
completed
264, 264, Lodge Lane, Romford, RM5 2EX5 homes
completed
Garages adjacent to 49-59, Garages adjacent to 49-59, Turpin Avenue, Romford, RM5 2HY5 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

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Key facts for RM5 2EU

Full postcodeRM5 2EU
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.606486
Longitude0.156262
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