St Edward's · Havering · Romford constituency · 51.58154, 0.17350

RM7 7EP— St Edward's, Havering

Location and area intelligence for RM7 7EP, St Edward's, Havering

The hidden gem

 

Schools 100%Safety 70/100Transport 30/100Low yield 3.12%

Best for: Families

Compare areas

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

Liveability
57
Safety
70
Schools
90
Transport
30
Environment
64
Investment
44

The bottom line

RM7 7EP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £500,000 median — strong value for Families who can accept its trade-offs.

The catch: 54 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 7EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income-12.1% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for RM7 7EP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How RM7 7EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Mawney Foundation School

Not yet inspected · Inspected May 2025 · 4 min walk

KS2: 106.9

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 15 min walk

P8: -0.23A8: 44.4

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 · 142 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.3 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 175.0%

+49% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour19%
Drug offences10%
Vehicle crime10%
Robbery3%
Burglary3%
Theft1%

Stop & search

4.6

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 · 1.5km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

+7.1%

This year

Semi-detached

Dominant type

Price history

5-year change
+56.9%
Sales (24 months)5
New build0.0%
Avg semi-detached£530,000
Avg flat£270,000
Price per m²£6,165/m²
Price per ft²£573/ft²
Avg floor area88.1 m²

EPC breakdown

C
7%
D
22%
E
8%
F
1%

Based on 38 properties · Confidence: high

Street mix

Semi 46%Terraced 19%Detached 14%Flat 21%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.6×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£220,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.1%

per year

Acceleration

-10.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 65 sales

Property Type Mix

Total: 65 sales

Detached15.4%
Semi-detached46.2%
Terraced20%
Flat/maisonette18.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£82k£88k+7.4%4
Post-dot-com plateau2001–2004£130k£165k+26.9%2.2
Pre-crash peak2005–2007£118k£263k+122.5%2.3
GFC & correction2008–2010£346k£268k-22.6%1.7
Help-to-Buy recovery2014–2016£265k£289k+9.1%3.7
Brexit uncertainty2017–2019£410k£378k-7.7%2.3
Pandemic surge2021–2021£319k£319k+0%3
Rate-rise correction2022–2022£325k£325k+0%1
Current market2024–2025£420k£500k+19%3

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+1% alpha

Weakest performer

Terraced

-0.7% alpha

Detached+1% α
Local
13.3%
District
12.3%
Semi-detached+0.5% α
Local
7.3%
District
6.8%
Terraced-0.7% α
Local
10.6%
District
11.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Romford StationGreater Anglia line
11.6 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
13 min walk
RomfordNational Rail
13 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
28 min walk
Chadwell Heath Rail StationElizabeth line
43 min walk
Emerson Park Rail StationLiberty
44 min walk
No bus stops within 400m

40

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★54 min
City57 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)480
Nearest car park192m
Santander docks (800m)0
Nearest cycle dock12.6 km

Nearby car parks

🅿️
Angel Way480 spaces
495m
🅿️
The Brewery Surface· yes
733m
🅿️
Havering Town Hall
748m

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: 18.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.4 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

NORTH STREET MEDICAL CARE

274 NORTH STREET, RM1 4QJ

6 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketMixas · 298 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

365m

Post office

Nearby shops

Sainsbury's Local193 m
Grocery & General Store239 m
Meat Express613 m
Hawkins623 m

Nearby cafes

North Street Cafe246 m
Costa427 m
Café Chateau523 m
Cafe Bueno567 m

Nearby restaurants

Romford Fish Bar253 m
Favorite Chicken & Ribs258 m
Papa John's288 m
Fortune House292 m

Nearby pubs

The Mawney Arms311 m
The Golden Lion568 m
The Sun716 m
Jukebox LDN823 m

Nearby gyms

Romford Rock and Boulder177 m
Iron Phoenix CrossFit223 m
PlayFootball Romford487 m

Nearby pharmacies

Mim Pharmacy276 m
W.H. Burdess Chemist609 m
Boots787 m
Food hygiene (5-star)61% of 81

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

BVE PROPERTY CONSULTANTS LTD
IBA COURIER LTD
KIXK SYSTEMS LTD
L&C ELITE FRUITS LTD
NIKITA ZELINSCHII LTD

+7 more

Investment

Investment grade, yield and market outlook

44

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,326m
Crossrail 2 route16,157m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,336 nationally

1,972

Est. population

7,614/km²

60%

Employed

36%

Degree educated

£36,900

Median income

8.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

39

Community stability

Age profile

27%
22%
23%
16%
Under 1827%
18–3422%
35–4923%
50–6416%
65+12%

Tenure

14%
21%
28%
35%
Own outright14%
Own (mortgage)21%
Private rent28%
Social rent35%
Shared ownership2%

Ethnicity

54%
White British54%
White Other13%
Asian13%
Black12%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household41%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent35%
Private rent28%

vs. London

Income vs London-12.1%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
67%
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)
133
Largest scheme
111 homes · Romside Commercial Centre, 145-149, Romside Commercial Centre, 145-149, North Street, Romford, RM1 1ED
Pipeline pressure
NONE

Named schemes (500m)

Romside Commercial Centre, 145-149, Romside Commercial Centre, 145-149, North Street, Romford, RM1 1ED111 homes
completed
Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA99 homes
completed
203-221 North Street, Romford, RM1 4QA66 homes
completed
BROOK LODGE, 39-123, BROOK LODGE, 39-123, MEDORA ROAD, RM730 homes
completed
16, 16, Marks Road, Romford, RM7 7AB27 homes
completed

Politics

Local councillors and MP

Ward majority
Reform UK
Ward majority vote
12.0%
Ward turnout
42%
Election year
2026
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Terry BrownReform UK
Martin LardnerReform UK
Sathya P MaddasaniReform UK

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM7 7EP

Full postcodeRM7 7EP
Postcode districtRM7
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.581537
Longitude0.173498
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