Havering-atte-Bower · Havering · Romford constituency · 51.59968, 0.16157

RM5 2NA— Havering-atte-Bower, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 11/100Yield 3.71%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
50
Safety
87
Schools
95
Transport
11
Environment
64
Investment
42

The bottom line

RM5 2NA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £420,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-19.2% vs London avg
vs London income-8.1% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for RM5 2NA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM5 2NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Clockhouse Primary School

Outstanding · Inspected Jun 2023 · 4 min walk

KS2: 105.7

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 19 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 · 108 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 · 1.5km

Crime is 57% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£420,000

Median sale price

19% below London median

£420,000 is 19% below the London median (£520,000)

+3.9%

This year

Terraced

Dominant type

Price history

5-year change
+8.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£521,000
Avg terraced£415,000
Price per m²£4,746/m²
Price per ft²£441/ft²
Avg floor area85.5 m²

EPC breakdown

C
5%
D
11%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£8,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,100

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

10.9×

Price-to-income

£2,101/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.4%

Total change

+546%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+25.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached5.4%
Terraced94.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£107k+62.1%2
Post-dot-com plateau2002–2004£140k£185k+32.1%1.7
Pre-crash peak2005–2007£215k£218k+1.4%2.3
GFC & correction2008–2012£214k£193k-10%1.7
Help-to-Buy recovery2013–2015£216k£312k+44.4%1.5
Brexit uncertainty2017–2017£354k£354k+0%3
Pandemic surge2021–2021£388k£388k+0%1
Current market2024–2026£540k£426k-21.1%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.3%
District
6.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position75

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
39 min walk
RomfordNational Rail
39 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
46 min walk
Chadwell Heath Rail StationElizabeth line
52 min walk
Hainault Underground StationCentral
59 min walk
No bus stops within 400m

29

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria79 min ↑
Waterloo74 min ↑
Canary Wharf ★61 min
City66 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park155m
Santander docks (800m)0
Nearest cycle dock12.2 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: 18.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 3.2 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): 3

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 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

CHASE CROSS MEDICAL CENTRE

13-15 CHASE CROSS ROAD, COLLIER ROW, RM5 3PJ

3 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTesco · 186 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby cafes

Costa144 m

Nearby pubs

The Colley Rowe Inn99 m
The Bell & Gate442 m
Collier Row & Havering Royal British Legion1.0 km

Nearby pharmacies

Boots133 m
Food hygiene (5-star)59% of 56

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AJ TIMBER GROUP LTD
HNP ASSOCIATE LTD
MCA PROTOCOL LTD

Investment

Investment grade, yield and market outlook

42

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

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

25/100

Velocity score

Future outlook

54.7

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,266m
Crossrail 2 route15,365m

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%
Price vs London-19.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
6
Planning apps (3 years)
8
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)
11
Largest scheme
30 homes · Hampden Lodge, Hampden Lodge, Clockhouse Lane, Romford, RM5 3QJ
Pipeline pressure
NONE

Named schemes (500m)

Hampden Lodge, Hampden Lodge, Clockhouse Lane, Romford, RM5 3QJ30 homes
completed
1-14 HITCHMAN HOUSE, 19A, 1-14 HITCHMAN HOUSE, 19A, COLLIER ROW ROAD, RM514 homes
completed
315 Collier Row Lane, First and Second Floor, 315 First and Second Floor, Collier Row, Romford, RM5 3ND7 homes
completed
5A Clockhouse Lane, Romford, RM5 3PH6 homes
completed
9, 9, Chase Cross Road, Romford, RM5 3PJ5 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 (£420,000)

£8,500

Standard buyer

£0

First-time buyer

Save £8,500

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 2NA

Full postcodeRM5 2NA
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.599680
Longitude0.161571
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