Mawneys · Havering · Romford constituency · 51.59191, 0.16774

RM5 3DB— Mawneys, Havering

Location and area intelligence for RM5 3DB, Mawneys, Havering

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 11/100Low yield 3.31%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
49
Safety
78
Schools
90
Transport
11
Environment
62
Investment
31

The bottom line

RM5 3DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £471,500 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 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.3% vs London avg
vs London income-7.6% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for RM5 3DB

🛡️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 3DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parklands Primary School

Good · Inspected Apr 2024 · 7 min walk

KS2: 105.2

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 15 min walk

P8: -0.23A8: 44.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.9 incidents per 1,000 residents

Better than 69% of London
↑ Rising 520.0%

from a low base — still below London average

-30% vs borough

Crime by type

Violence & sexual offences37%
Other21%
Anti-social behaviour15%
Vehicle crime15%
Drug offences8%
Burglary5%
Theft0%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 949m

Crime is 36% 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.

£471,500

Median sale price

9% below London median

£471,500 is 9% below the London median (£520,000)

+10.3%

This year

Semi-detached

Dominant type

Price history

5-year change
+22.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£507,500
Avg terraced£471,500
Price per m²£4,871/m²
Price per ft²£453/ft²
Avg floor area95 m²

EPC breakdown

B
1%
C
2%
D
15%
E
4%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 89%Terraced 11%

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£11,075
First-time buyerFTB
£2,325
Additional propertyBTL/2nd
£25,220

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

12.2×

Price-to-income

£2,359/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,500
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

+7.1%

Total change

+681%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+21.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached89.2%
Terraced10.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£115k+74.2%1.6
Post-dot-com plateau2001–2003£136k£204k+50%1.7
Pre-crash peak2007–2007£183k£183k+0%1
GFC & correction2009–2011£220k£242k+10%1.3
Help-to-Buy recovery2013–2015£250k£326k+30.2%1.5
Brexit uncertainty2017–2018£388k£405k+4.5%2
Pandemic surge2020–2021£380k£386k+1.6%1.5
Rate-rise correction2022–2023£670k£430k-35.8%1
Current market2024–2025£428k£516k+20.6%3.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
7.4%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
27 min walk
RomfordNational Rail
27 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
36 min walk
Chadwell Heath Rail StationElizabeth line
47 min walk
Emerson Park Rail StationLiberty
56 min walk
No bus stops within 400m

15

Walkability score

12

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock12.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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 AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.2 km

Energy

Solar: 863 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 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

NORTH STREET MEDICAL CARE

274 NORTH STREET, RM1 4QJ

9 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketTesco · 819 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

868m

Post office

Nearby cafes

Costa834 m

Nearby restaurants

Wong's Oriental Restaurant273 m
Burger King991 m
Cloves1.1 km

Nearby pubs

Collier Row & Havering Royal British Legion103 m
The Bell & Gate522 m
The Colley Rowe Inn909 m

Nearby gyms

PlayFootball Romford913 m
Iron Phoenix CrossFit1.0 km

Nearby pharmacies

Boots942 m
W.H. Burdess Chemist1.1 km
Food hygiene (5-star)56% of 25

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ACTIVE WASTE & LANDSCAPES LTD
ELITE PROPERTY BUILD LTD
HAC PLUMBING&HEATING LTD
KAZMI CONSULTING LIMITED
STEPUP CONSTRUCTION CV LTD

+1 more

Investment

Investment grade, yield and market outlook

31

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score21/100
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

49.9

Price growth score

C
Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,888m
Crossrail 2 route15,745m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,892 nationally

1,480

Est. population

7,515/km²

57%

Employed

23%

Degree educated

£38,800

Median income

5.0%

Claimant rate

SuburbanHigh densityMixed

55

Community stability

Age profile

24%
19%
19%
17%
22%
Under 1824%
18–3419%
35–4919%
50–6417%
65+22%

Tenure

39%
29%
19%
Own outright39%
Own (mortgage)29%
Private rent11%
Social rent19%
Shared ownership2%

Ethnicity

71%
White British71%
White Other9%
Asian11%
Black3%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household21%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Social rent19%
Private rent11%

vs. London

Income vs London-7.6%
Price vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
4
Planning apps (3 years)
11
Local approval rate
25%
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)
12
Largest scheme
13 homes · Delderfield House, Delderfield House, Havering Road, Romford, RM1 4DH
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJACENT TO, 96, LAND ADJACENT TO, 96, MOWBRAYS ROAD, PM5 3EL13 homes
completed
44, 44, Hillfoot Road, Romford, RM5 3LL4 homes
completed
Garage court rear of 1-16, Garage court rear of 1-16, Prospect Place, Romford, RM5 3DS2 homes
completed
1 land adj, 1 land adj, Maidstone Ave, Romford, RM5 3DB2 homes
completed
Rear of 16-18, Rear of 16-18, Horndon Road, RM52 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.5%
Ward turnout
34%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Jason David FrostConservative
Dilip PatelConservative
Carol Margaret SmithConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£471,500)

£11,075

Standard buyer

£2,325

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 3DB

Full postcodeRM5 3DB
Postcode districtRM5
BoroughLondon Borough of Havering
WardMawneys
Latitude51.591913
Longitude0.167742
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