Rush Green & Crowlands · Havering · Romford constituency · 51.57808, 0.16778

RM7 7BF— Rush Green & Crowlands, Havering

Location and area intelligence for RM7 7BF, Rush Green & Crowlands, Havering

 

Schools 100%Safety 72/100Transport 18/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
72
Schools
90
Transport
18
Environment
64
Investment
49

The bottom line

RM7 7BF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 7BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-19.8% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for RM7 7BF

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

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How RM7 7BF 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 · 6 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 · 136 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 424.1%

+40% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour26%
Other22%
Vehicle crime9%
Drug offences6%
Robbery4%
Burglary3%
Theft1%

Stop & search

3.0

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: Romford Fire Station · 2.0km

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area94 m²

EPC breakdown

B
3%
C
1%

Based on 4 properties · Confidence: low

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£235,000
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.29 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2016 · CAGR

+5.6%

Total change

+18%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.6%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£272k£320k+17.6%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
14 min walk
RomfordNational Rail
14 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
34 min walk
Chadwell Heath Rail StationElizabeth line
36 min walk
Emerson Park Rail StationLiberty
47 min walk
No bus stops within 400m

25

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria85 min ↑
Waterloo80 min ↑
Canary Wharf ★67 min
City72 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)595
Nearest car park270m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Angel Way480 spaces
732m

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: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% 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 AONB20% green spaceTree canopy: 10%
More green space than 75% of London

Nearest SSSI: Hainault Forest SSSI — 5.5 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 yield863.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

DR GUPTA

206 MAWNEY ROAD, RM7 8BU

7 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mawney Arms (282 m)

Nearest supermarketMixas · 748 m
3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

826m

Post office

Nearby shops

Budgens637 m
Sainsbury's Local731 m
Grocery & General Store767 m

Nearby cafes

Costa585 m
North Street Cafe767 m

Nearby restaurants

Cloves523 m
Burger King548 m
Papa John's745 m
Fortune House747 m

Nearby pubs

The Mawney Arms282 m
The Sun652 m

Nearby gyms

Romford Greyhound Stadium607 m
PlayFootball Romford627 m
Romford Rock and Boulder720 m
Iron Phoenix CrossFit734 m

Nearby pharmacies

W.H. Burdess Chemist537 m
Mim Pharmacy768 m
Food hygiene (5-star)49% of 37

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

1-3 HONEY MEWS (ROMFORD) MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

49

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 score16/100
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

28.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,774m
Crossrail 2 route15,784m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,827 nationally

1,814

Est. population

8,146/km²

65%

Employed

36%

Degree educated

£33,700

Median income

5.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

47

Community stability

Age profile

26%
21%
25%
18%
Under 1826%
18–3421%
35–4925%
50–6418%
65+11%

Tenure

25%
37%
25%
Own outright25%
Own (mortgage)37%
Private rent25%
Social rent8%
Shared ownership5%

Ethnicity

54%
14%
14%
White British54%
White Other14%
Asian14%
Black10%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household25%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent8%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
33%
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)
11
Largest scheme
99 homes · Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA
Pipeline pressure
NONE

Named schemes (500m)

Spring Gardens Business Park, Spring Gardens Business Park, Spring Gardens, Romford, RM7 9LD98 homes
completed
140, 140, LONDON ROAD, ROMFORD, RM7 9QS77 homes
completed
Land at former works, Land at former works, Spring Gardens, Romford, RM7 9LP48 homes
completed
REAR OF NOS., 71-99, REAR OF NOS., 71-99, MILDMAY ROAD, PRETORIA ROAD, RM7 7BT40 homes
completed
152-162, 152-162, LONDON ROAD, RM724 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 7BF

Full postcodeRM7 7BF
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.578082
Longitude0.167777
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