Havering-atte-Bower · Havering · Romford constituency · 51.59964, 0.15272

RM5 2LJ— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 9/100Yield 3.53%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
87
Schools
100
Transport
9
Environment
68
Investment
43

The bottom line

RM5 2LJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 68 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM5 2LJ

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

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“The family fortress”

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How RM5 2LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 7 min walk

KS2: 104.5

★★★

Secondary

The Warren School

Outstanding · Inspected May 2024 · 33 min walk

P8: +0.38A8: 48.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 102 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

28.3 incidents per 1,000 residents

Better than 80% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Vehicle crime19%
Anti-social behaviour13%
Burglary11%
Drug offences6%
Theft0%
Robbery0%

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 · 2.1km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area94.1 m²

EPC breakdown

C
2%
D
13%
E
7%

Based on 22 properties · Confidence: medium

Street mix

Semi 50%Terraced 39%Detached 12%

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£235,250
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.8%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-54.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 52 sales

Property Type Mix

Total: 52 sales

Detached11.5%
Semi-detached50%
Terraced38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£93k+39.8%1.7
Post-dot-com plateau2001–2004£136k£191k+40.4%2
Pre-crash peak2005–2007£200k£195k-2.5%1.7
GFC & correction2008–2012£280k£240k-14.3%2
Help-to-Buy recovery2014–2015£285k£338k+18.4%2.5
Brexit uncertainty2017–2019£358k£361k+1%3
Pandemic surge2021–2021£510k£510k+0%3
Current market2024–2024£441k£441k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Weakest performer

Terraced

-1.2% alpha

Semi-detached+0.6% α
Local
7.8%
District
7.2%
Terraced-1.2% α
Local
7.2%
District
8.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
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
43 min walk
RomfordNational Rail
43 min walk
Chadwell Heath Rail StationElizabeth line
49 min walk
Hainault Underground StationCentral
52 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
52 min walk
No bus stops within 400m

12

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria86 min ↑
Waterloo80 min ↑
Canary Wharf ★68 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park397m
Santander docks (800m)0
Nearest cycle dock11.6 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: 18.1 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 10%
More green space than 88% of London

Nearest SSSI: Hainault Forest SSSI — 2.9 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): None recorded

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

10 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

12

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 (575 m)

Nearest supermarketTesco · 782 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby cafes

Costa728 m

Nearby pubs

The Colley Rowe Inn575 m

Nearby pharmacies

Boots744 m
Food hygiene (5-star)57% of 23

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

FAMZON LTD
INSPIRE SOCIAL WORK INTERNATIONAL LTD
JB INVESTMENTS LONDON LTD
JRP HOLDINGZ LTD
KHIDR LIMITED

+3 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 score16/100
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

26.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,881m
Crossrail 2 route14,753m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,607 nationally

1,663

Est. population

6,771/km²

60%

Employed

24%

Degree educated

£38,600

Median income

4.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

25%
18%
20%
20%
18%
Under 1825%
18–3418%
35–4920%
50–6420%
65+18%

Tenure

40%
44%
Own outright40%
Own (mortgage)44%
Private rent10%
Social rent6%
Shared ownership0%

Ethnicity

61%
White British61%
White Other10%
Asian12%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household14%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent10%
Social rent6%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
0%
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)
1
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)

SITE OF, 1-51, SITE OF, 1-51, PENN GARDENS, TURPIN AVENUE (151-237), RM5 2JE24 homes
completed
102-106, 102-106, Lodge Lane, Romford, RM5 2ET24 homes
completed
garages, garages, Quarles Close, Romford, RM5 2LP3 homes
completed
8b, 8b, Hog Hill Road, Romford, RM5 2DH2 homes
completed
118B Collier Row Road, Romford, RM5 2BB2 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 2LJ

Full postcodeRM5 2LJ
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.599645
Longitude0.152717
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
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