Havering-atte-Bower · Havering · Romford constituency · 51.60445, 0.17357

RM5 3YL— Havering-atte-Bower, Havering

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

The family fortress

 

Schools 100%Safety 80/100Transport 9/100Low yield 3.37%

Best for: Families

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

Liveability
46
Safety
80
Schools
90
Transport
9
Environment
88
Investment
39

The bottom line

RM5 3YL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £463,500 median — strong value for Families 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 3YL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-10.9% vs London avg
vs London income-17.6% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for RM5 3YL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM5 3YL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rise Park Infant School

Not yet inspected · 12 min walk

★★

Secondary

Bower Park Academy

Good · Inspected Sept 2023 · 7 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 · 121 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+13% vs borough

Crime by type

Violence & sexual offences35%
Other20%
Anti-social behaviour18%
Drug offences14%
Vehicle crime8%
Theft2%
Robbery2%
Burglary1%

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 · 1.3km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£463,500

Median sale price

11% below London median

£463,500 is 11% below the London median (£520,000)

-23.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+0.2%
Sales (24 months)6
New build0.0%
Avg semi-detached£507,500
Avg terraced£461,000
Price per m²£4,268/m²
Price per ft²£397/ft²
Avg floor area109.9 m²

EPC breakdown

C
5%
D
15%
E
9%

Based on 29 properties · Confidence: medium

Street mix

Semi 45%Terraced 39%Detached 14%Other 2%

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£10,675
First-time buyerFTB
£1,925
Additional propertyBTL/2nd
£24,580

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

13.4×

Price-to-income

£2,319/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£274,750
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, 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

1995–2026 · CAGR

+6.1%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-8.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Detached14.6%
Semi-detached45.8%
Terraced39.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£72k£161k+123.6%1.3
Post-dot-com plateau2001–2004£142k£236k+66.4%2.7
Pre-crash peak2005–2007£220k£280k+27.1%3.7
GFC & correction2012–2012£209k£209k+0%2
Help-to-Buy recovery2013–2016£290k£485k+67.3%2
Brexit uncertainty2017–2019£414k£386k-6.7%2
Pandemic surge2020–2021£398k£463k+16.4%1.5
Rate-rise correction2022–2022£470k£470k+0%2
Current market2024–2026£463k£450k-2.7%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.8% alpha

Weakest performer

Terraced

-0.1% alpha

Semi-detached+0.8% α
Local
2.6%
District
1.8%
Terraced-0.1% α
Local
5.7%
District
5.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
42 min walk
RomfordNational Rail
42 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
42 min walk
Harold Wood Rail StationElizabeth line
54 min walk
Chadwell Heath Rail StationElizabeth line
64 min walk
No bus stops within 400m

7

Walkability score

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park504m
Santander docks (800m)0
Nearest cycle dock13.1 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 waterMEDIUM
Medium
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: 19.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% 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

CHASE CROSS MEDICAL CENTRE

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

10 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.5 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

19

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 (522 m)

Nearest supermarketTesco · 910 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 Food720 m

Nearby pubs

The Aspen Tree522 m
Food hygiene (5-star)25% of 16

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

ABDUL KARIM & SONS LTD
ATOZ CONSULTING AND RECRUITMENT SERVICES LTD
ATW CARPENTRY AND DESIGN LTD
BUSINESS SORTED SERVICES LTD
FAIRTRADINGUK9 LIMITED

+6 more

Investment

Investment grade, yield and market outlook

39

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

22

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,205m
Crossrail 2 route16,243m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,710 nationally

1,839

Est. population

10,655/km²

56%

Employed

24%

Degree educated

£34,600

Median income

6.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

32%
21%
20%
16%
Under 1832%
18–3421%
35–4921%
50–6416%
65+11%

Tenure

16%
25%
47%
Own outright16%
Own (mortgage)25%
Private rent11%
Social rent47%
Shared ownership1%
Rent free0%

Ethnicity

65%
White British65%
White Other10%
Asian7%
Black12%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine30%
No car household30%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent47%
Private rent11%

vs. London

Income vs London-17.6%
Price vs London-10.9%

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)
6
Largest scheme
162 homes · Land at Former Gobions School, Land at Former Gobions School, Havering Road, Romford, RM1 4TS
Pipeline pressure
NONE

Named schemes (500m)

Garages Adjacent to Highfield Towers, Garages Adjacent to Highfield Towers, Hillrise Road, Romford, RM5 3BW29 homes
completed
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
Garage site r/o 31-61, Garage site r/o 31-61, Gobions Avenue, Romford, RM5 3SS8 homes
completed
235, 235, Chase Cross Road, Romford, RM5 3XS6 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 (£463,500)

£10,675

Standard buyer

£1,925

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 3YL

Full postcodeRM5 3YL
Postcode districtRM5
BoroughLondon Borough of Havering
WardHavering-atte-Bower
Latitude51.604449
Longitude0.173567
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