St Edward's · Havering · Romford constituency · 51.58212, 0.17130

RM7 7EW— St Edward's, Havering

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 28/100Yield 3.80%

Best for: Families

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

Liveability
52
Safety
70
Schools
90
Transport
28
Environment
62
Investment
55

The bottom line

RM7 7EW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 7EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM7 7EW

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How RM7 7EW 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 · 5 min walk

KS2: 106.9

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 16 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

5 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

Prices, sales volume and market trends

Avg floor area81.2 m²

EPC breakdown

C
57%
D
27%
E
1%

Based on 85 properties · Confidence: high

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£203,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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 Distribution

P25: £300k–£350k · P75: £300k–£350k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2022£336k£336k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
13.3 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
30 min walk
Chadwell Heath Rail StationElizabeth line
42 min walk
Emerson Park Rail StationLiberty
46 min walk
No bus stops within 400m

36

Walkability score

98

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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)480
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
Angel Way480 spaces
649m

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: 18.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.3 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

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketMixas · 462 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)

317m

Post office

Nearby shops

Sainsbury's Local336 m
Grocery & General Store385 m
Meat Express777 m
McIntosh News805 m

Nearby cafes

Costa263 m
North Street Cafe395 m
Café Chateau686 m
Cafe Bueno728 m

Nearby restaurants

Burger King277 m
Romford Fish Bar406 m
Favorite Chicken & Ribs412 m
Cloves443 m

Nearby pubs

The Mawney Arms345 m
The Golden Lion730 m
The Sun827 m
Collier Row & Havering Royal British Legion1.1 km

Nearby gyms

Iron Phoenix CrossFit231 m
Romford Rock and Boulder246 m
PlayFootball Romford323 m
Romford Greyhound Stadium1.1 km

Nearby pharmacies

Mim Pharmacy434 m
W.H. Burdess Chemist449 m
Food hygiene (5-star)63% of 59

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

A

High street health

Registered businesses

OPTIMUM HEALTHCARE SUPPORT LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

17.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,264m
Crossrail 2 route16,002m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
10
Local approval rate
50%
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)
77
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
203-221 North Street, Romford, RM1 4QA66 homes
completed
BROOK LODGE, 39-123, BROOK LODGE, 39-123, MEDORA ROAD, RM730 homes
completed
ROMSIDE SOCIAL CLUB, ROMSIDE SOCIAL CLUB, BROOKLANDS LANE, RM724 homes
completed
Amenity land at the end of, Amenity land at the end of, Brooklands Road, Romford, RM7 7EW13 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

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Key facts for RM7 7EW

Full postcodeRM7 7EW
Postcode districtRM7
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.582117
Longitude0.171303
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
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