Mawneys · Havering · Romford constituency · 51.59608, 0.16999

RM5 3FF— Mawneys, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 9/100Yield 3.53%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
85
Schools
90
Transport
9
Environment
61
Investment
43

The bottom line

RM5 3FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 65 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 3FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for RM5 3FF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM5 3FF 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 · 11 min walk

KS2: 105.2

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 16 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 112 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
→ Stable

-39% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences30%
Other18%
Drug offences11%
Theft5%
Vehicle crime4%
Burglary2%
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 · 816m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

B
2%
C
1%

Based on 3 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 yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.16 W/m²K
RoofAverage thermal transmittance 0.17 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2016 · CAGR

+17%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Detached33.3%
Semi-detached66.7%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£300k£351k+17%1.5

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
32 min walk
RomfordNational Rail
32 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
37 min walk
Chadwell Heath Rail StationElizabeth line
53 min walk
Harold Wood Rail StationElizabeth line
55 min walk
No bus stops within 400m

16

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria82 min ↑
Waterloo77 min ↑
Canary Wharf ★65 min
City71 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park103m
Santander docks (800m)0
Nearest cycle dock12.7 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: 18.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Hainault Forest SSSI — 3.9 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): 6

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

CHASE CROSS MEDICAL CENTRE

13-15 CHASE CROSS ROAD, COLLIER ROW, RM5 3PJ

7 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell & Gate (387 m)

Nearest supermarketTesco · 523 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Co-op Food533 m

Nearby cafes

Costa565 m

Nearby restaurants

Wong's Oriental Restaurant742 m

Nearby pubs

The Bell & Gate387 m
Collier Row & Havering Royal British Legion584 m
The Aspen Tree695 m
The Colley Rowe Inn702 m

Nearby pharmacies

Boots625 m
Food hygiene (5-star)44% of 27

Business

Local businesses registered here

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

High street

E

High street health

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 route19,338m
Crossrail 2 route15,920m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,405 nationally

1,556

Est. population

6,531/km²

59%

Employed

28%

Degree educated

£38,800

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

21%
18%
20%
20%
21%
Under 1821%
18–3418%
35–4920%
50–6420%
65+21%

Tenure

40%
43%
Own outright40%
Own (mortgage)43%
Private rent10%
Social rent7%

Ethnicity

68%
White British68%
White Other8%
Asian12%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household15%
Unemployed3%
No qualifications23%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
12
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)
6
Largest scheme
30 homes · Hampden Lodge, Hampden Lodge, Clockhouse Lane, Romford, RM5 3QJ
Pipeline pressure
NONE

Named schemes (500m)

LAWNS WAY SOCIAL CLUB, LAWNS WAY SOCIAL CLUB, LAWNS WAY, COLLIERS ROW, RM510 homes
completed
44, 44, Hillfoot Road, Romford, RM5 3LL4 homes
completed
Land Adj to No.4, Land Adj to No.4, Cooks Close, Romford, RM5 3HS3 homes
completed
Land adjacent 84C, Land adjacent 84C, Brockley Crescent, Romford, RM5 3JX2 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

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Key facts for RM5 3FF

Full postcodeRM5 3FF
Postcode districtRM5
BoroughLondon Borough of Havering
WardMawneys
Latitude51.596080
Longitude0.169991
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