Rush Green & Crowlands · Havering · Romford constituency · 51.56944, 0.15331

RM7 0DU— Rush Green & Crowlands, Havering

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

The family fortress

 

Schools 100%Safety 75/100Transport 14/100~4% 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
52
Safety
75
Schools
90
Transport
14
Environment
96
Investment
40

The bottom line

RM7 0DU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 0DU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for RM7 0DU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How RM7 0DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Bellamy Primary School

Not yet inspected · 14 min walk

KS2: 105.0

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 5 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 121 min walk

2 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
↑ Rising 251.5%

+6% vs borough

Crime by type

Violence & sexual offences38%
Other24%
Anti-social behaviour22%
Vehicle crime11%
Burglary3%
Robbery1%
Drug offences0%
Theft0%

Stop & search

6.0

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 · 1.1km

Crime is 3% 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.

RM7 district median

£410,000

Based on 214 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,086/m²
Price per ft²£473/ft²
Avg floor area34.4 m²

EPC breakdown

B
1%
C
21%
D
38%
E
27%
F
2%

Based on 89 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£86,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2025 · CAGR

+5%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.3%

per year

Acceleration

+58.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 74 sales

Property Type Mix

Total: 74 sales

Terraced4.1%
Flat/maisonette95.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£60k£60k+0%3
Post-dot-com plateau2001–2004£63k£96k+53.2%5.5
Pre-crash peak2005–2007£105k£115k+9.5%4
GFC & correction2008–2012£112k£95k-15.2%1.7
Help-to-Buy recovery2013–2016£124k£151k+21.4%2.2
Brexit uncertainty2017–2019£178k£160k-9.9%4.3
Pandemic surge2020–2021£170k£180k+5.9%1
Rate-rise correction2022–2023£209k£195k-6.7%2.5
Current market2024–2025£150k£203k+35.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
3.9%
District
5.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chadwell Heath StationElizabeth line line
20 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
21 min walk
Chadwell HeathNational Rail
21 min walk
Romford Rail StationLiberty · Greater Anglia
27 min walk
Dagenham East Underground StationDistrict
37 min walk
Goodmayes Rail StationElizabeth line
37 min walk
No bus stops within 400m

3

Walkability score

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria73 min ↑
Waterloo68 min ↑
Canary Wharf ★56 min
City62 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park681m
Santander docks (800m)0
Nearest cycle dock11.1 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 93% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 6.1 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

THE UPSTAIRS SURGERY

ASHTON GARDENS, RM6 6RT

13 min walk

66%

Recommend GP

66%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Travellers (969 m)

No restaurants within 800m — nearest: McDonald's (731 m)

Nearest supermarketFreshco · 1.5 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Hainault Convenience Store657 m
Corner shop-(lotto and Oyster)732 m
Shell1.1 km

Nearby cafes

Cafe Zone800 m
Millennium Cafe894 m
Beacontree Heath Leisure Centre Cafe988 m
Heath Pie Shop1.1 km

Nearby restaurants

McDonald's731 m
Papa Rom Pizzeria746 m
Kimling768 m
Essex Kebab and Pizza771 m

Nearby pubs

The Three Travellers969 m

Nearby gyms

West Ham United Training Ground650 m
Becontree Heath Leisure Centre1.0 km
Food hygiene (5-star)83% of 6

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DACIC2022 LTD
INTELL TAX SOLUTIONS LTD
NASSALI CARE LIMITED
PAUL BOILER SERVICES LTD
STEALTH AUTOMOTIVE LIMITED

Investment

Investment grade, yield and market outlook

40

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 score14/100
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

8/100

Velocity score

Future outlook

39.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,385m
Crossrail 2 route14,889m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,617 nationally

1,833

Est. population

4,125/km²

64%

Employed

32%

Degree educated

£37,700

Median income

5.1%

Claimant rate

SuburbanMedium densityMixed

48

Community stability

Age profile

26%
23%
21%
19%
Under 1826%
18–3423%
35–4921%
50–6419%
65+11%

Tenure

25%
37%
25%
Own outright25%
Own (mortgage)37%
Private rent25%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

45%
21%
14%
White British45%
White Other10%
Asian22%
Black14%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household21%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
50%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
4 homes · 11A, 11A, Stanley Avenue, Dagenham, RM8
Pipeline pressure
NONE

Named schemes (500m)

371, 371, London Road, Romford, RM7 9NU1 homes
completed
363 London Road, 363 land adj, Romford, RM7 9NU1 homes
completed
203, 203, Crow Lane, Romford, RM1 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 0DU

Full postcodeRM7 0DU
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.569436
Longitude0.153310
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