Havering-atte-Bower · Havering · Romford constituency · 51.60561, 0.15842

RM5 2PN— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100Yield 3.53%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
82
Schools
90
Transport
9
Environment
88
Investment
43

The bottom line

RM5 2PN 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 2PN

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-11.0% vs London avg

Deep-dive guides for RM5 2PN

🛡️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 2PN 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 · 20 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

58.0 incidents per 1,000 residents

Better than 56% of London
→ Stable

-3% vs borough

Crime by type

Other27%
Violence & sexual offences27%
Anti-social behaviour14%
Vehicle crime14%
Burglary7%
Drug offences6%
Robbery5%
Theft0%

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 11% below London average

Property

Prices, sales volume and market trends

Avg floor area55.7 m²

EPC breakdown

C
4%
D
1%
E
1%

Based on 6 properties · Confidence: low

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£139,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 mm loft insulation
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

2011–2017 · CAGR

+8.4%

Total change

+62%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£210k£210k+0%1
Brexit uncertainty2017–2017£340k£340k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
48 min walk
RomfordNational Rail
48 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
53 min walk
Hainault Underground StationCentral
56 min walk
Chadwell Heath Rail StationElizabeth line
58 min walk
No bus stops within 400m

10

Walkability score

8

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock12.1 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 — 2.6 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 3

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

7 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 3.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

14

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 (768 m)

Nearest supermarketTesco · 840 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.5km

Post office

Nearby cafes

Costa822 m

Nearby pubs

The Colley Rowe Inn768 m

Nearby pharmacies

Boots720 m
Food hygiene (5-star)75% of 16

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JDS CONSULTANTS LTD

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

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,648m
Crossrail 2 route15,216m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,141 nationally

1,723

Est. population

6,244/km²

59%

Employed

24%

Degree educated

£38,600

Median income

4.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

26%
17%
21%
20%
16%
Under 1826%
18–3417%
35–4921%
50–6420%
65+16%

Tenure

37%
40%
Own outright37%
Own (mortgage)40%
Private rent12%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

67%
White British67%
White Other9%
Asian12%
Black8%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household15%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent12%
Social rent10%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
6
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)
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)

17-33, 17-33, TURPIN AVENUE, RM5 2PU26 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
117, 117, Turpin Avenue, Romford, RM5 2LU4 homes
completed
Garages adjacent 108, Garages adjacent 108, Navarre Gardens, Romford, RM5 2HL2 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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Compare Havering with nearby boroughs:

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Key facts for RM5 2PN

Full postcodeRM5 2PN
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.605610
Longitude0.158415
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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