Rush Green & Crowlands · Havering · Romford constituency · 51.56782, 0.17465

RM7 0BL— Rush Green & Crowlands, Havering

Location and area intelligence for RM7 0BL, Rush Green & Crowlands, Havering

 

Safety 60/100Transport 26/100Yield 3.80%⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
42
Safety
60
Schools
—
Transport
26
Environment
72
Investment
49

The bottom line

RM7 0BL offers fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 55 min to canary wharf — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

RM7 0BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for RM7 0BL

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

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How RM7 0BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Concordia Academy

Not yet inspected · 6 min walk

KS2: 107.3

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 28 min walk

P8: -0.60A8: 38.4

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 125 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

153.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 365.5%

+157% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour18%
Drug offences7%
Vehicle crime6%
Burglary6%
Theft4%
Robbery1%

Stop & search

10.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.5km

Crime is +137% above London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

C
2%
D
2%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 13%Terraced 80%Detached 7%

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£182,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1999–2021 · CAGR

+6.2%

Total change

+274%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.5%

per year

Acceleration

+47.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Detached6.7%
Semi-detached13.3%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£95k£95k+0%2
Post-dot-com plateau2002–2004£85k£180k+111.8%1
Pre-crash peak2006–2007£245k£172k-29.8%1
GFC & correction2010–2011£170k£220k+29.4%1.5
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2018–2019£335k£291k-13.1%1
Pandemic surge2020–2021£260k£355k+36.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 StationGreater Anglia line
10.8 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
12 min walk
RomfordNational Rail
12 min walk
Elm Park Underground StationDistrict
33 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
33 min walk
Dagenham East Underground StationDistrict
34 min walk
No bus stops within 400m

17

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo67 min ↑
Canary Wharf ★55 min
City61 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)

Total spaces (800m)140
Nearest car park330m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Dagenham Road Shoppers25 spaces
344m
🅿️
Queens Hospital Multi-storey· yes
443m
🅿️
Queens Hospital Surface· yes
478m
🅿️
Oldchurch Rise· yes
492m
🅿️
Queens Hospital Surface· yes
615m
🅿️
Rom Valley Retail Park· no
699m

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 waterLOW
Low
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.9 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): 1

Landslide susceptibility: Low

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 yield863.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAVERING HEALTH

170 RUSH GREEN ROAD, RM7 0JU

3 min walk

9

GPs within 1km

2

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 318 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Pizza Hut (729 m)

Nearest supermarketSainsbury's · 906 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

344m

Post office

Nearby shops

Evans 2345 m
Budgens820 m

Nearby cafes

Happy Coffee924 m
Patisserie Valerie1.0 km
Starbucks1.0 km
Costa1.1 km

Nearby restaurants

Pizza Hut729 m
The Brickyard769 m
Zizzi844 m
Nando's872 m

Nearby pubs

The Havering Well296 m
The Sun838 m

Nearby gyms

Romford Greyhound Stadium795 m

Nearby pharmacies

Boots989 m

Nearby health

Queens Hospital453 m
Food hygiene (5-star)51% of 39

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALLGAS HEATING SERVICES LTD
B S CAD DRAUGHTING LTD
GRANGE INTERIORS LIMITED

Investment

Investment grade, yield and market outlook

49

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

13.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,346m
Crossrail 2 route16,379m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,548 nationally

1,754

Est. population

5,033/km²

56%

Employed

31%

Degree educated

£37,700

Median income

5.7%

Claimant rate

SuburbanMedium densityMixed

45

Community stability

Age profile

30%
23%
21%
14%
Under 1830%
18–3423%
35–4921%
50–6414%
65+12%

Tenure

26%
27%
27%
20%
Own outright26%
Own (mortgage)27%
Private rent27%
Social rent20%
Shared ownership0%
Rent free1%

Ethnicity

47%
14%
19%
White British47%
White Other14%
Asian19%
Black10%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household31%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent27%
Social rent20%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
80%
Borough approval rate
44%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
720 homes · Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE
Pipeline pressure
NONE

Named schemes (500m)

former Oldchurch Hospital site (west), former Oldchurch Hospital site (west), Oldchurch Road, Romford, RM7 0FS366 homes
completed
Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE31 homes
completed
Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE5 homes
completed
Site between 37 and 45 Birkbeck Road, Site between 37 and 45, Romford3 homes
completed
sales suite, sales suite, Oldchurch Road, Romford, RM7 0BD2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.8%
Ward turnout
33%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Robert BenhamConservative
Viddy PersaudConservative
Tim RyanConservative

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Key facts for RM7 0BL

Full postcodeRM7 0BL
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.567820
Longitude0.174648
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