Havering-atte-Bower · Havering · Romford constituency · 51.60980, 0.16131

RM5 2TT— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 87/100Transport 9/100Low yield 3.35%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
87
Schools
90
Transport
9
Environment
88
Investment
38

The bottom line

RM5 2TT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £465,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 74 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 2TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income-8.1% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for RM5 2TT

🛡️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 2TT 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 · 1 min walk

KS2: 106.1

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 18 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 117 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.8 incidents per 1,000 residents

Better than 79% of London
→ Stable

-50% vs borough

Crime by type

Violence & sexual offences31%
Other27%
Anti-social behaviour25%
Vehicle crime8%
Drug offences4%
Burglary4%
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 · 2.3km

Crime is 54% 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.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

-0.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+11.0%
Sales (24 months)5
New build0.0%
Avg semi-detached£465,000
Price per m²£4,769/m²
Price per ft²£443/ft²
Avg floor area97.7 m²

EPC breakdown

C
2%
D
16%
E
10%
F
2%

Based on 30 properties · Confidence: high

Street mix

Semi 91%Terraced 2%Detached 2%Flat 4%

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£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

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

12.0×

Price-to-income

£2,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£244,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

+28.65

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Semi-detached91.3%
Terraced2.2%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£129k+114.2%1.4
Post-dot-com plateau2002–2002£169k£169k+0%2
Pre-crash peak2005–2006£186k£220k+18.3%2
GFC & correction2009–2012£197k£285k+44.5%1.2
Help-to-Buy recovery2013–2016£186k£370k+98.6%2
Brexit uncertainty2017–2018£353k£385k+9.3%3.5
Pandemic surge2020–2021£348k£419k+20.5%3.5
Rate-rise correction2022–2023£496k£550k+10.9%1.5
Current market2024–2026£635k£465k-26.8%1.7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6%
District
6.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing10
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
52 min walk
RomfordNational Rail
52 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
55 min walk
Hainault Underground StationCentral
59 min walk
Fairlop Underground StationCentral
64 min walk
No bus stops within 400m

5

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge82 min ↑
Victoria91 min ↑
Waterloo86 min ↑
Canary Wharf ★74 min
City78 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 park654m
Santander docks (800m)0
Nearest cycle dock12.4 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 waterMEDIUM
Medium
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: 19.2 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): 8

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

12 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalVictoria Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

8

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 (1.2 km)

Nearest supermarketTesco · 1.2 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.9km

Post office

Nearby pubs

The Colley Rowe Inn1.2 km

Nearby pharmacies

Boots1.1 km
Food hygiene (5-star)50% of 4

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

GP W AZIZI LTD
IOVIS LTD
TAMAWWUL LP
WZ SERVICES LTD

Investment

Investment grade, yield and market outlook

38

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

45.1

Price growth score

C
Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,140m
Crossrail 2 route15,481m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,275 nationally

1,714

Est. population

6,265/km²

59%

Employed

26%

Degree educated

£38,600

Median income

4.2%

Claimant rate

SuburbanMedium densityMixed

57

Community stability

Age profile

27%
17%
20%
18%
18%
Under 1827%
18–3417%
35–4920%
50–6418%
65+18%

Tenure

39%
36%
14%
Own outright39%
Own (mortgage)36%
Private rent14%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

64%
White British64%
White Other12%
Asian9%
Black9%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household14%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent14%
Social rent10%

vs. London

Income vs London-8.1%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
3
Largest scheme
26 homes · 17-33, 17-33, TURPIN AVENUE, RM5 2PU
Pipeline pressure
NONE

Named schemes (500m)

2 RAY ROAD, ROMFORD, RM5 2HB2 homes
completed
Land adj 39, Land adj 39, Navarre Gardens, Collier Row, RM5 2HL2 homes
completed
30, 30, Firbank Road, Romford, RM5 2TR1 homes
completed
14 Oates Road, Romford, RM5 2HT1 homes
completed
2, 2, Navarre Gardens, ROMFORD, RM5 2HH1 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 (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

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 2TT

Full postcodeRM5 2TT
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.609802
Longitude0.161315
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