Rush Green & Crowlands · Havering · Romford constituency · 51.56914, 0.14851

RM7 0HJ— Rush Green & Crowlands, Havering

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

The family fortress

 

Schools 100%Safety 75/100Transport 17/100~4% 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
57
Safety
75
Schools
90
Transport
17
Environment
96
Investment
39

The bottom line

RM7 0HJ 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 59 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 0HJ

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 0HJ

🛡️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 0HJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Furze Infant School

Not yet inspected · 8 min walk

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 7 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 79 min walk

2 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.2km

Crime is 3% below 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.

RM7 district median

£410,000

Based on 214 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,198/m²
Price per ft²£483/ft²
Avg floor area88.8 m²

EPC breakdown

C
6%
D
13%
E
7%

Based on 26 properties · Confidence: medium

Street mix

Terraced 96%Flat 4%

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£222,000
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, 75 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

1995–2025 · CAGR

+7.2%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+9.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 45 sales

Property Type Mix

Total: 45 sales

Terraced95.6%
Flat/maisonette4.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£83k+44.7%1.6
Post-dot-com plateau2001–2004£114k£190k+67.4%2.5
Pre-crash peak2006–2007£180k£219k+21.7%2.5
GFC & correction2008–2011£219k£190k-13%1.3
Help-to-Buy recovery2013–2016£210k£320k+52.4%1.7
Brexit uncertainty2017–2018£370k£362k-2.1%1.5
Pandemic surge2020–2021£345k£365k+5.8%3
Rate-rise correction2022–2023£456k£450k-1.2%1
Current market2024–2025£435k£460k+5.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.4%
District
7.3%

CAGR over 26yr 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 Timing0
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
16 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
17 min walk
Chadwell HeathNational Rail
17 min walk
Romford Rail StationLiberty · Elizabeth line
31 min walk
Goodmayes Rail StationElizabeth line
33 min walk
Dagenham East Underground StationDistrict
38 min walk
No bus stops within 400m

14

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria75 min ↑
Waterloo71 min ↑
Canary Wharf ★59 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park465m
Santander docks (800m)0
Nearest cycle dock10.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed398 Mbps
Median download409 Mbps
Superfast coverage79%
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: 16.4 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): None recorded

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

10 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nebula (589 m)

Nearest supermarketFreshco · 1.2 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Hainault Convenience Store464 m
Corner shop-(lotto and Oyster)534 m
AM News566 m
Agshu Superstore583 m

Nearby cafes

Cafe Zone638 m
Millennium Cafe769 m
Beacontree Heath Leisure Centre Cafe900 m
Fiddlers Cafe980 m

Nearby restaurants

McDonald's489 m
Roadhouse Grill519 m
3 Luanet527 m
7even Restaurant543 m

Nearby pubs

Nebula589 m
212 Lounge604 m
Tollgate Tavern622 m
The Three Travellers909 m

Nearby gyms

Becontree Heath Leisure Centre940 m

Nearby pharmacies

Super-Care Pharmacy646 m
Britannia Pharmacy788 m

Nearby health

Ashton Gardens Surgery698 m
Chadwell Heath Orthodontic Practice796 m
Food hygiene (5-star)41% of 46

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

BLUE HORSE COURIERS LTD
CLASS PANELCRAFT LIMITED
COZZI PROPERTY COMPANY LTD
ELITE CONSULTANT & ASSESSMENTS LTD
EXQUISITE TESTING LIMITED

+10 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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score16/100
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

43.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,127m
Crossrail 2 route14,564m

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)
5
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
29
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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)
45
Largest scheme
59 homes · Elgin House, 235, HIGH ROAD, 430 Whalebone Lane, Chadwell Heath
Pipeline pressure
NONE

Named schemes (500m)

47, 47, Saville Road, Chadwell Heath, RM6 6DS4 homes
completed
11A, 11A, Stanley Avenue, Dagenham, RM84 homes
completed
68, 68, Saville Road, Romford, RM6 6DT2 homes
completed
362, 362, Crow Lane, RM72 homes
completed
401 London Road, 401, LONDON ROAD, RM6 6AD1 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 0HJ

Full postcodeRM7 0HJ
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.569138
Longitude0.148505
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