Rush Green & Crowlands · Havering · Romford constituency · 51.56897, 0.17583

RM7 0DL— Rush Green & Crowlands, Havering

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

 

Schools 100%Safety 60/100Transport 40/100Yield 3.80%⚠ Knotweed sites nearby

Best for: Most buyers

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

Liveability
45
Safety
60
Schools
90
Transport
40
Environment
65
Investment
49

The bottom line

RM7 0DL offers exceptional schools (100% Good/Outstanding) and 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 0DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment 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 0DL

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

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Postcode Personality

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How RM7 0DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Concordia Academy

Not yet inspected · 5 min walk

KS2: 107.3

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 19 min walk

P8: +0.09A8: 46.2

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

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 127 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

13

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.7km

Crime is +137% above London average

Property

Prices, sales volume and market trends

Avg floor area54.8 m²

EPC breakdown

C
36%
D
27%
E
7%

Based on 70 properties · Confidence: high

Street mix

Flat 100%

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£137,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
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

2002–2023 · CAGR

+6.3%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+5.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£60k£60k+0%1
Pre-crash peak2005–2007£87k£112k+29.5%1.5
GFC & correction2008–2012£86k£84k-2.6%1.3
Help-to-Buy recovery2013–2013£100k£100k+0%1
Brexit uncertainty2019–2019£213k£213k+0%3
Pandemic surge2020–2021£209k£210k+0.6%1.5
Rate-rise correction2022–2023£208k£216k+4.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
5.3%
District
3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Romford StationGreater Anglia line
9 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
10 min walk
RomfordNational Rail
10 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
32 min walk
Elm Park Underground StationDistrict
33 min walk
Dagenham East Underground StationDistrict
36 min walk
No bus stops within 400m

21

Walkability score

99

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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)140
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
Oldchurch Rise· yes
355m
🅿️
Queens Hospital Multi-storey· yes
387m
🅿️
Queens Hospital Surface· yes
404m
🅿️
Dagenham Road Shoppers25 spaces
471m
🅿️
Queens Hospital Surface· yes
539m
🅿️
Rom Valley Retail Park· no
607m
🅿️
Lidl· no
656m

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: 18.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 5.0 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

BARKING, HAVERING AND REDBRIDGE BOWEL CANCER SCREENING CENTRE

QUEEN HOSPITAL, ROM VALLEY WAY, RM7 0AG

3 min walk

10

GPs within 1km

2

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 225 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 756 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

463m

Post office

Nearby shops

Evans 2463 m
Budgens689 m
Asda Express863 m
Tesco Express929 m

Nearby cafes

Happy Coffee772 m
COBE805 m
Tasty Cafe832 m
Sam's Bar and Restaurant853 m

Nearby restaurants

The Brickyard635 m
Pizza Hut648 m
Zizzi695 m
Nando's722 m

Nearby pubs

The Havering Well367 m
The Sun704 m
De Quilox Lounge and Bar822 m
The Goose858 m

Nearby gyms

Romford Greyhound Stadium782 m

Nearby pharmacies

Boots839 m

Nearby health

Queens Hospital361 m
Joint Injection Clinic883 m
Havering Clinical Commissioning Group899 m
Food hygiene (5-star)46% of 55

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

I H AUDIT LIMITED
P1 PROTECTION SERVICES LTD
PITCH UNITED LTD

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

18.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,492m
Crossrail 2 route16,443m

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)
15
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
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)

Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE720 homes
completed
Former Oldchurch Hospital Site, Former Oldchurch Hospital Site, Oldchurch Road, Romford, RM7 0BE508 homes
completed
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

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 0DL

Full postcodeRM7 0DL
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.568967
Longitude0.175828
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