Rush Green & Crowlands · Havering · Romford constituency · 51.56490, 0.18009

RM7 0RP— Rush Green & Crowlands, Havering

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

 

Schools 100%Safety 74/100Transport 23/100Yield 3.80%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
74
Schools
60
Transport
23
Environment
89
Investment
46

The bottom line

RM7 0RP 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: 55 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 0RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for RM7 0RP

🛡️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 0RP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rush Green Primary School

Not yet inspected · Inspected Jul 2025 · 4 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

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 124 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 2180.0%

+22% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour17%
Vehicle crime10%
Burglary7%
Theft4%
Robbery4%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.7km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area106.1 m²

EPC breakdown

C
2%
D
20%
E
7%

Based on 29 properties · Confidence: medium

Street mix

Semi 23%Terraced 77%

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£265,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.2%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

-34.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached23.3%
Terraced76.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£130k+81.1%1.4
Post-dot-com plateau2002–2004£135k£223k+65.3%2
Pre-crash peak2005–2007£188k£216k+14.9%2.3
GFC & correction2008–2012£238k£250k+5.3%1
Help-to-Buy recovery2013–2016£240k£288k+19.8%1.8
Brexit uncertainty2017–2019£440k£395k-10.3%2.7
Pandemic surge2020–2021£496k£390k-21.4%1.5
Rate-rise correction2022–2023£515k£500k-2.9%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Weakest performer

Semi-detached

-9.6% alpha

Terraced-1.4% α
Local
7.1%
District
8.5%
Semi-detached-9.6% α
Local
-6.9%
District
2.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Romford StationGreater Anglia line
13 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

20

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria72 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park317m
Santander docks (800m)0
Nearest cycle dock12.7 km

Nearby car parks

🅿️
Queens Hospital Multi-storey· yes
317m
🅿️
Dagenham Road Shoppers25 spaces
337m
🅿️
Queens Hospital Surface· yes
378m
🅿️
Queens Hospital Surface· yes
437m
🅿️
Rom Valley Retail Park· no
541m
🅿️
Oldchurch Rise· yes
612m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.3 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 4.5 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

MODERN MEDICAL CENTRE

195 RUSH GREEN ROAD, RM7 0PX

2 min walk

88%

Recommend GP

88%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 423 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketALDI · 568 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

302m

Post office

Nearby shops

Evans 2297 m
Asda Express1.2 km

Nearby cafes

Roneo Cafe532 m
COBE1.0 km
Tasty Cafe1.1 km
Happy Coffee1.1 km

Nearby restaurants

Indo Grill500 m
Oriental Chef510 m
Pizza Hut520 m
Essex Chef566 m

Nearby pubs

The Havering Well208 m
The Crown593 m
The Wheatsheaf921 m
De Quilox Lounge and Bar1.1 km

Nearby health

Queens Hospital430 m
Joint Injection Clinic1.2 km
Food hygiene (5-star)57% of 42

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AZHAR LOGISTICS LTD
BIRDS VIEW PROPERTY INVESTMENTS LTD
CORR DRY WALL LIMITED
ECOGLOW ENERGY SOLUTIONS LTD
HERAMBA ESTATES LIMITED

+6 more

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

28.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,425m
Crossrail 2 route16,800m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,452 nationally

1,558

Est. population

11,933/km²

60%

Employed

32%

Degree educated

£37,700

Median income

5.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

27%
21%
21%
18%
13%
Under 1827%
18–3421%
35–4921%
50–6418%
65+13%

Tenure

30%
37%
14%
15%
Own outright30%
Own (mortgage)37%
Private rent14%
Social rent15%
Shared ownership5%

Ethnicity

48%
22%
White British48%
White Other12%
Asian22%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household24%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent15%
Private rent14%

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)
26
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
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)
2
Largest scheme
720 homes · Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE
Pipeline pressure
NONE

Named schemes (500m)

FORMER ESSEX WATER CO. SITE, FORMER ESSEX WATER CO. SITE, SOUTH STREET, RM7 0116 homes
completed
Ymca, Rush Green Road, RM7 0PH39 homes
completed
LAND ADJACENT TO, 2, LAND ADJACENT TO, 2, ROM CRESCENT, RM7 0PL10 homes
completed
27, 27, Hornford Way, Romford, RM7 0PR3 homes
completed
land adj 33 Rom Crescent, Romford, RM7 0PP2 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 0RP

Full postcodeRM7 0RP
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.564904
Longitude0.180093
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