Havering-atte-Bower · Havering · Romford constituency · 51.60775, 0.16896

RM5 2SS— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 84/100Transport 9/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
84
Schools
95
Transport
9
Environment
88
Investment
34

The bottom line

RM5 2SS 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 2SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-17.6% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for RM5 2SS

🛡️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 2SS 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 · 9 min walk

KS2: 105.7

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 11 min walk

P8: -0.47A8: 42.5

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 · 120 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-18% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour23%
Vehicle crime18%
Other17%
Drug offences3%
Burglary3%
Theft2%
Robbery2%

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 · 1.8km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

RM5 district median

£442,500

Based on 98 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,967/m²
Price per ft²£461/ft²
Avg floor area91.6 m²

EPC breakdown

C
6%
D
11%
E
3%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 95%Terraced 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 250 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

1995–2025 · CAGR

+7.3%

Total change

+729%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.9%

per year

Acceleration

+25.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached94.7%
Terraced5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£104k+92.3%1.3
Post-dot-com plateau2001–2003£130k£174k+33.9%1.7
Pre-crash peak2005–2007£205k£187k-8.8%2
GFC & correction2008–2012£231k£188k-18.5%2.7
Help-to-Buy recovery2014–2016£240k£320k+33.3%1.7
Brexit uncertainty2018–2019£350k£344k-1.9%3.5
Pandemic surge2021–2021£350k£350k+0%1
Current market2025–2025£448k£448k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
6%
District
5.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
47 min walk
RomfordNational Rail
47 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
48 min walk
Harold Wood Rail StationElizabeth line
59 min walk
Chadwell Heath Rail StationElizabeth line
65 min walk
No bus stops within 400m

7

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge78 min ↑
Victoria88 min ↑
Waterloo83 min ↑
Canary Wharf ★71 min
City74 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock12.8 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: 19.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 3.0 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 6

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

9 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.0 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

11

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTesco · 1.0 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.6km

Post office

Nearby cafes

Costa1.1 km

Nearby pharmacies

Boots949 m
Food hygiene (5-star)25% of 4

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

AIROENG LTD
ANTEM & CO LTD
IC CARPENTRY LTD
MIRA INTERIORS LTD
MV BUILDERS LIMITED

+6 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,286m
Crossrail 2 route15,972m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,081 nationally

1,898

Est. population

9,406/km²

65%

Employed

27%

Degree educated

£34,600

Median income

4.9%

Claimant rate

SuburbanHigh densityMixed

55

Community stability

Age profile

29%
20%
21%
19%
Under 1829%
18–3420%
35–4921%
50–6419%
65+11%

Tenure

27%
40%
21%
Own outright27%
Own (mortgage)40%
Private rent10%
Social rent21%
Shared ownership3%

Ethnicity

71%
White British71%
White Other8%
Asian6%
Black9%
Mixed6%
Other1%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine26%
No car household16%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent21%
Private rent10%

vs. London

Income vs London-17.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
1
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)
2
Largest scheme
29 homes · Garages Adjacent to Highfield Towers, Garages Adjacent to Highfield Towers, Hillrise Road, Romford, RM5 3BW
Pipeline pressure
NONE

Named schemes (500m)

Land off Harlow Gardens, Romford, RM5 3UL5 homes
completed
Land off, Land off, Harlow Gardens, Romford, RM5 3UL5 homes
completed
Rear of, 37-87, Rear of, 37-87, Hillrise Road, RM54 homes
completed
Garage site rear of 32-46, Garage site rear of 32-46, Hillrise Road, Romford, RM5 3BQ4 homes
completed
Land at former depot, Land at former depot, Vernon Road, Romford, RM5 3DF2 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 2SS

Full postcodeRM5 2SS
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.607754
Longitude0.168959
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
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