Mawneys · Havering · Romford constituency · 51.59472, 0.16492

RM5 3JB— Mawneys, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 11/100~4% 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
53
Safety
85
Schools
90
Transport
11
Environment
62
Investment
35

The bottom line

RM5 3JB 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: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM5 3JB

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 3JB

🛡️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 3JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 104.5

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 20 min walk

P8: -0.47A8: 42.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 107 min walk

7 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)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.1km

Crime is 44% 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£5,912/m²
Price per ft²£549/ft²
Avg floor area95.3 m²

EPC breakdown

C
3%
D
13%
E
7%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 25%Terraced 64%Detached 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

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 yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,250
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, 100 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

+5.1%

Total change

+340%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.4%

per year

Acceleration

+60.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Detached10.7%
Semi-detached25%
Terraced64.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£122k£90k-25.9%1
Post-dot-com plateau2001–2003£118k£173k+46.8%1.5
Pre-crash peak2005–2007£186k£195k+4.8%1.3
GFC & correction2009–2011£290k£187k-35.7%1.3
Help-to-Buy recovery2013–2016£305k£335k+9.8%2
Brexit uncertainty2017–2018£435k£365k-16.1%1
Pandemic surge2020–2021£355k£480k+35.2%1
Rate-rise correction2022–2023£474k£381k-19.7%2
Current market2025–2025£535k£535k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
6.7%
District
6.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
32 min walk
RomfordNational Rail
32 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
40 min walk
Chadwell Heath Rail StationElizabeth line
48 min walk
Harold Wood Rail StationElizabeth line
59 min walk
No bus stops within 400m

21

Walkability score

6

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park193m
Santander docks (800m)0
Nearest cycle dock12.3 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: 18.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 3.8 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

CHASE CROSS MEDICAL CENTRE

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

8 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.0 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

24

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTesco · 469 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Costa475 m

Nearby restaurants

Wong's Oriental Restaurant628 m

Nearby pubs

The Bell & Gate160 m
Collier Row & Havering Royal British Legion407 m
The Colley Rowe Inn540 m

Nearby pharmacies

Boots591 m
Food hygiene (5-star)56% of 55

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BLACK WEBSTER LIMITED
LAYYZA LOGISTICS LTD
MBC CREATIVE LIMITED
NASCO SECURITY LTD
NEWHAVEN CONSULTANCY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

35

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 score17/100
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

42.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,993m
Crossrail 2 route15,561m

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)
3
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)
21
Largest scheme
30 homes · Hampden Lodge, Hampden Lodge, Clockhouse Lane, Romford, RM5 3QJ
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
311-313, 311-313, Collier Row Lane, Romford, RM5 3ND3 homes
completed
45 Elm Road, Romford, RM7 8HH2 homes
completed
Garage court rear of 1-16, Garage court rear of 1-16, Prospect Place, Romford, RM5 3DS2 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 3JB

Full postcodeRM5 3JB
Postcode districtRM5
BoroughLondon Borough of Havering
WardMawneys
Latitude51.594717
Longitude0.164916
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