Rush Green & Crowlands · Havering · Romford constituency · 51.56536, 0.16528

RM7 0LP— Rush Green & Crowlands, Havering

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

The family fortress

 

Schools 100%Safety 76/100Transport 12/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
76
Schools
90
Transport
12
Environment
96
Investment
39

The bottom line

RM7 0LP 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 catch: 64 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 0LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for RM7 0LP

🛡️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 RM7 0LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crowlands Primary School

Not yet inspected · 12 min walk

KS2: 107.3

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 14 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 119 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.5 incidents per 1,000 residents

Better than 55% of London
↑ Rising 295.8%

-1% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime7%
Drug offences6%
Robbery5%
Burglary5%
Theft3%

Stop & search

1.9

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 · 870m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,670/m²
Price per ft²£434/ft²
Avg floor area90.5 m²

EPC breakdown

C
11%
D
19%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£226,250
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, 300 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

1996–2025 · CAGR

+7.5%

Total change

+717%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.1%

per year

Acceleration

+41.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£52k£67k+28.8%1.5
Post-dot-com plateau2001–2004£104k£153k+47.1%1.3
Pre-crash peak2005–2007£164k£198k+20.8%1
GFC & correction2010–2010£151k£151k+0%1
Help-to-Buy recovery2015–2016£290k£335k+15.5%1.5
Brexit uncertainty2018–2018£330k£330k+0%1
Pandemic surge2021–2021£325k£325k+0%1
Rate-rise correction2023–2023£310k£310k+0%1
Current market2025–2025£425k£425k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.8% alpha

Semi-detached+0.8% α
Local
7.4%
District
6.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing2
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
Romford StationGreater Anglia line
18.4 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
20 min walk
RomfordNational Rail
20 min walk
Dagenham East Underground StationDistrict
30 min walk
Chadwell Heath Rail StationElizabeth line
32 min walk
Elm Park Underground StationDistrict
36 min walk
No bus stops within 400m

9

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria81 min ↑
Waterloo76 min ↑
Canary Wharf ★64 min
City68 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)140
Nearest car park520m
Santander docks (800m)0
Nearest cycle dock11.7 km

Nearby car parks

🅿️
Dagenham Road Shoppers25 spaces
694m

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: 17.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 5.1 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

HAVERING HEALTH

170 RUSH GREEN ROAD, RM7 0JU

9 min walk

7

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 1.5 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

728m

Post office

Nearby shops

Evans 2732 m

Nearby gyms

West Ham United Training Ground422 m
Romford Greyhound Stadium820 m
Food hygiene (5-star)47% of 15

Business

Local businesses registered here

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

High street

E

High street health

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

32

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,678m
Crossrail 2 route15,778m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,391 nationally

1,596

Est. population

12,984/km²

58%

Employed

27%

Degree educated

£37,700

Median income

6.8%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

30%
20%
21%
17%
Under 1830%
18–3420%
35–4921%
50–6417%
65+13%

Tenure

23%
34%
30%
Own outright23%
Own (mortgage)34%
Private rent13%
Social rent30%

Ethnicity

52%
14%
15%
White British52%
White Other12%
Asian14%
Black15%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household28%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent30%
Private rent13%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
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
82 homes · land at, land at, Crow Lane, Sandgate Close, Romford, RM7 0ED
Pipeline pressure
NONE

Named schemes (500m)

Gidea Park Rugby Club, Crow Lane, Romford, RM7 0EP4 homes
completed
36, 36, Crow Lane, Romford, RM7 0EL3 homes
completed
Gidea Park Rugby Club, Crow Lane, Romford, RM7 0EP2 homes
completed
55, 55, Meadow Road, Romford, RM7 0LR2 homes
completed
32, 32, Crow Lane, Romford, RM7 0EL1 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 0LP

Full postcodeRM7 0LP
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.565358
Longitude0.165281
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