Mawneys · Havering · Romford constituency · 51.60052, 0.17058

RM5 3RR— Mawneys, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
80
Schools
95
Transport
9
Environment
62
Investment
34

The bottom line

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

Less suited to Car-free commuters.

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Location

RM5 3RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.6% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for RM5 3RR

🛡️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 3RR 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 · 6 min walk

KS2: 105.7

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 11 min walk

P8: -0.47A8: 42.5

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 · 116 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.5 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+23% vs borough

Crime by type

Other39%
Violence & sexual offences28%
Anti-social behaviour11%
Vehicle crime8%
Drug offences6%
Robbery5%
Burglary4%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.1km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,673/m²
Price per ft²£434/ft²
Avg floor area99.5 m²

EPC breakdown

B
2%
C
3%
D
6%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 25%Terraced 70%Detached 5%

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£248,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.4%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+5.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached25%
Terraced70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£88k£112k+27%1.7
Post-dot-com plateau2001–2001£112k£112k+0%1
Pre-crash peak2005–2007£166k£189k+13.6%1
Help-to-Buy recovery2014–2014£254k£254k+0%2
Brexit uncertainty2017–2018£400k£390k-2.5%1.5
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2023–2023£468k£468k+0%4
Current market2024–2025£453k£465k+2.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing16
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
37 min walk
RomfordNational Rail
37 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
40 min walk
Harold Wood Rail StationElizabeth line
55 min walk
Chadwell Heath Rail StationElizabeth line
58 min walk
No bus stops within 400m

16

Walkability score

7

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park446m
Santander docks (800m)0
Nearest cycle dock12.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 19.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 3.6 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

CHASE CROSS MEDICAL CENTRE

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

5 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Aspen Tree (465 m)

Nearest supermarketTesco · 494 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Co-op Food497 m

Nearby cafes

Costa548 m

Nearby pubs

The Aspen Tree465 m
The Bell & Gate650 m
The Colley Rowe Inn693 m
Collier Row & Havering Royal British Legion1.1 km

Nearby pharmacies

Boots498 m
Food hygiene (5-star)50% of 18

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

A

High street health

Investment

Investment grade, yield and market outlook

34

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

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

4/100

Velocity score

Future outlook

38.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,738m
Crossrail 2 route15,995m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,686 nationally

1,754

Est. population

7,670/km²

56%

Employed

26%

Degree educated

£38,800

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

24%
16%
20%
18%
22%
Under 1824%
18–3416%
35–4920%
50–6418%
65+22%

Tenure

39%
38%
14%
Own outright39%
Own (mortgage)38%
Private rent14%
Social rent8%
Shared ownership0%

Ethnicity

69%
White British69%
White Other10%
Asian9%
Black6%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine24%
No car household18%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent14%
Social rent8%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
11%
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)
7
Largest scheme
30 homes · Hampden Lodge, Hampden Lodge, Clockhouse Lane, Romford, RM5 3QJ
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
LAWNS WAY SOCIAL CLUB, LAWNS WAY SOCIAL CLUB, LAWNS WAY, COLLIERS ROW, RM510 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
67, 67, Chase Cross Road, RM56 homes
completed
92, 92, The Drive, Romford, RM5 3UH5 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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Compare Havering with nearby boroughs:

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Key facts for RM5 3RR

Full postcodeRM5 3RR
Postcode districtRM5
BoroughLondon Borough of Havering
WardMawneys
Latitude51.600521
Longitude0.170578
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