Havering-atte-Bower · Havering · Romford constituency · 51.60435, 0.17163

RM5 3AZ— Havering-atte-Bower, Havering

Location and area intelligence for RM5 3AZ, Havering-atte-Bower, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 9/100Yield 3.71%

Best for: Families, Owner-occupiers

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

Liveability
51
Safety
84
Schools
95
Transport
9
Environment
60
Investment
38

The bottom line

RM5 3AZ 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: 70 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 3AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-19.2% vs London avg
vs London income-17.6% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for RM5 3AZ

🛡️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📈 Up & Coming🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM5 3AZ 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 · 7 min walk

KS2: 105.7

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 8 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 119 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.8 incidents per 1,000 residents

Better than 66% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour21%
Drug offences12%
Vehicle crime9%
Burglary8%
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 · 1.4km

Crime is 30% 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)

-35.5%

This year

Terraced

Dominant type

Price history

5-year change
+37.7%
Sales (24 months)5
New build0.0%
Avg terraced£420,000
Price per m²£5,683/m²
Price per ft²£528/ft²
Avg floor area74.8 m²

EPC breakdown

C
5%
D
14%
E
6%

Based on 25 properties · Confidence: medium

Street mix

Semi 7%Terraced 89%Detached 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£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

12.1×

Price-to-income

£2,101/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,000
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 DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+501%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

-22.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Detached4.3%
Semi-detached6.5%
Terraced89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£86k+23.7%1.3
Post-dot-com plateau2001–2004£103k£172k+67.8%2.3
Pre-crash peak2005–2006£195k£205k+5%1.5
GFC & correction2009–2012£177k£198k+11.9%1.5
Help-to-Buy recovery2013–2016£210k£340k+61.9%1.3
Brexit uncertainty2017–2019£351k£325k-7.4%2.3
Pandemic surge2021–2021£305k£305k+0%2
Rate-rise correction2022–2022£409k£409k+0%6
Current market2024–2025£463k£418k-9.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.8%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

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
42 min walk
RomfordNational Rail
42 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
43 min walk
Harold Wood Rail StationElizabeth line
56 min walk
Chadwell Heath Rail StationElizabeth line
63 min walk
No bus stops within 400m

10

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria87 min ↑
Waterloo82 min ↑
Canary Wharf ★70 min
City70 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park571m
Santander docks (800m)0
Nearest cycle dock12.9 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 AONB4% green spaceTree canopy: 10%
Less green space than 78% of London

Nearest SSSI: Hainault Forest SSSI — 3.4 km

Energy

Solar: 863 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 7

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 yield863.3 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

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

20

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 Aspen Tree (592 m)

Nearest supermarketTesco · 808 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.2km

Post office

Nearby shops

Co-op Food763 m

Nearby cafes

Costa849 m

Nearby pubs

The Aspen Tree592 m
The Bell & Gate1.0 km

Nearby pharmacies

Boots749 m
Food hygiene (5-star)23% of 13

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

KARUNA BHARTI LTD
KUBERA TRADING 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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

60.9

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,110m
Crossrail 2 route16,108m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,528 nationally

1,637

Est. population

7,652/km²

57%

Employed

26%

Degree educated

£34,600

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

62

Community stability

Age profile

21%
16%
19%
21%
23%
Under 1821%
18–3416%
35–4919%
50–6421%
65+23%

Tenure

50%
37%
Own outright50%
Own (mortgage)37%
Private rent9%
Social rent5%
Shared ownership0%

Ethnicity

70%
White British70%
White Other9%
Asian10%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household12%
Unemployed3%
No qualifications23%

Housing tenure (Census 2021)

Private rent9%
Social rent5%

vs. London

Income vs London-17.6%
Price vs London-19.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
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)
5
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)

BETWEEN, 104-146 REAR OR, BETWEEN, 104-146 REAR OR, CHELMSFORD AVENUE, COLLIER ROW (48-68), RM5 314 homes
completed
Land between 146 &148 & r/o 148 & 162, Land between 146 &148 & r/o 148 & 162, Chase Cross Road, Romford, RM5 3UU10 homes
completed
Land off, Land off, Harlow Gardens, Romford, RM5 3UL5 homes
completed
Land off Harlow Gardens, Romford, RM5 3UL5 homes
completed
11, 11, Mount Pleasant Road, Romford, RM5 3YP4 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 3AZ

Full postcodeRM5 3AZ
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.604350
Longitude0.171627
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