Rush Green & Crowlands · Havering · Romford constituency · 51.56615, 0.17366

RM7 0QP— Rush Green & Crowlands, Havering

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

 

Safety 60/100Transport 23/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
42
Safety
60
Schools
—
Transport
23
Environment
96
Investment
40

The bottom line

RM7 0QP offers fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 55 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM7 0QP

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 0QP

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

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How RM7 0QP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rush Green Primary School

Not yet inspected · Inspected Jul 2025 · 5 min walk

KS2: 111.0

—

Secondary

Brook Sixth Form and Academy

Not yet inspected · Inspected Nov 2024 · 26 min walk

P8: -0.60A8: 38.4

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 123 min walk

2 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 · 1.4km

Crime is +137% above 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£4,966/m²
Price per ft²£461/ft²
Avg floor area93.3 m²

EPC breakdown

D
17%
E
6%
F
1%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 51%Terraced 32%Detached 9%Flat 4%Other 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£233,250
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

1996–2026 · CAGR

+6.9%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

+5.70

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 45 sales

Property Type Mix

Total: 45 sales

Detached8.9%
Semi-detached53.3%
Terraced33.3%
Flat/maisonette4.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£70k+14.3%1.4
Post-dot-com plateau2001–2004£93k£169k+81.2%3.8
Pre-crash peak2005–2007£175k£176k+0.3%4
GFC & correction2011–2011£173k£173k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%3
Brexit uncertainty2017–2019£398k£475k+19.5%1
Pandemic surge2020–2020£230k£230k+0%1
Rate-rise correction2022–2023£474k£445k-6.1%2.5
Current market2024–2026£435k£450k+3.4%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+11.9% alpha

Weakest performer

Semi-detached

+0.5% alpha

Terraced+11.9% α
Local
31.7%
District
19.8%
Semi-detached+0.5% α
Local
8%
District
7.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing2
Trend Position75

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
13.1 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

14

Walkability score

65

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park190m
Santander docks (800m)0
Nearest cycle dock12.3 km

Nearby car parks

🅿️
Dagenham Road Shoppers25 spaces
190m
🅿️
Queens Hospital Multi-storey· yes
539m
🅿️
Queens Hospital Surface· yes
590m
🅿️
Oldchurch Rise· yes
665m
🅿️
Queens Hospital Surface· yes
720m

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

Nearest SSSI: Ingrebourne Marshes SSSI — 4.8 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

2 min walk

9

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 465 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Havering Well (269 m)

No restaurants within 800m — nearest: Zizzi (1.0 km)

Nearest supermarketSainsbury's · 1.1 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

208m

Post office

Nearby shops

Evans 2211 m
Budgens1.0 km

Nearby restaurants

Zizzi1.0 km
Nando's1.1 km
PizzaExpress1.1 km

Nearby pubs

The Havering Well269 m
The Sun1.0 km

Nearby gyms

Romford Greyhound Stadium891 m

Nearby health

Queens Hospital585 m
Food hygiene (5-star)50% of 36

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

EAST-NORD LOGISTICS LTD
JMG WINDOWS & CONSTRUCTION LTD
KUKELI PROPERTIES LTD
LAPTOP DISPOSAL LIMITED
LIKEWISE CHRISTIAN MINISTRIES

+6 more

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,173m
Crossrail 2 route16,338m

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)
1
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
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)
0

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 0BE5 homes
completed
Site between 37 and 45 Birkbeck Road, Site between 37 and 45, Romford3 homes
completed
107, 107, Dagenham Road, Romford, RM7 0DD2 homes
completed
81, 81, Birkbeck Road, Romford, RM7 0QR2 homes
completed
72, 72, Dagenham Road, RM72 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 0QP

Full postcodeRM7 0QP
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.566147
Longitude0.173659
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