Rush Green & Crowlands · Havering · Romford constituency · 51.57875, 0.17070

RM7 7HX— Rush Green & Crowlands, Havering

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
53
Safety
70
Schools
90
Transport
30
Environment
64
Investment
44

The bottom line

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

The catch: 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 7HX

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 7HX

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

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“High-connectivity investment target”

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How RM7 7HX 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 · 3 min walk

KS2: 106.9

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 17 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 · 138 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Romford Fire Station · 1.8km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,181/m²
Price per ft²£203/ft²
Avg floor area97.5 m²

EPC breakdown

C
5%
D
9%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 33%Detached 7%Flat 59%

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£243,750
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)
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 Trajectory

1997–2025 · CAGR

+2.5%

Total change

+102%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.2%

per year

Acceleration

-161.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 26 sales

Property Type Mix

Total: 26 sales

Detached7.7%
Semi-detached34.6%
Flat/maisonette57.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£99k£124k+24.7%1.7
Post-dot-com plateau2002–2004£118k£131k+11%2
Pre-crash peak2005–2007£225k£135k-40%1
Help-to-Buy recovery2013–2015£125k£168k+34.4%1.3
Brexit uncertainty2017–2018£310k£225k-27.4%2
Pandemic surge2021–2021£410k£410k+0%3
Rate-rise correction2022–2022£257k£257k+0%1
Current market2024–2025£515k£200k-61.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
4.8%
District
5.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
12 min walk
RomfordNational Rail
12 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
31 min walk
Chadwell Heath Rail StationElizabeth line
39 min walk
Emerson Park Rail StationLiberty
45 min walk
No bus stops within 400m

32

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria72 min ↑
Waterloo68 min ↑
Canary Wharf ★56 min
City58 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)595
Nearest car park240m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Angel Way480 spaces
532m
🅿️
The Brewery Surface· yes
673m
🅿️
The Brewery Multi-storey· yes
788m

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: 18.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.6 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

8 min walk

79%

Recommend GP

79%

Overall GP experience

5

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

37

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMixas · 533 m
3 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)

690m

Post office

Nearby shops

Budgens528 m
Sainsbury's Local530 m
Grocery & General Store561 m
Meat Express710 m

Nearby cafes

Costa542 m
North Street Cafe560 m
Café Chateau624 m
Cafe Bueno644 m

Nearby restaurants

Burger King521 m
Papa John's531 m
Fortune House532 m
Favorite Chicken & Ribs558 m

Nearby pubs

The Mawney Arms66 m
The Sun534 m
The Golden Lion650 m

Nearby gyms

Romford Rock and Boulder542 m
Iron Phoenix CrossFit573 m
PlayFootball Romford598 m
Romford Greyhound Stadium739 m

Nearby pharmacies

Mim Pharmacy557 m
W.H. Burdess Chemist586 m
Boots744 m
Food hygiene (5-star)50% of 64

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

ALLGREEN PROPERTIES LIMITED
DB CONSTRUCT LTD
EDEN FOX LIMITED
ENJAY CLAIMS LIMITED
ENJAY LIMITED

+4 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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

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

8/100

Velocity score

Future outlook

30.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,970m
Crossrail 2 route15,981m

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)
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)
5
Planning apps (3 years)
13
Local approval rate
60%
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)
83
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)

Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA99 homes
completed
140, 140, LONDON ROAD, ROMFORD, RM7 9QS77 homes
completed
REAR OF NOS., 71-99, REAR OF NOS., 71-99, MILDMAY ROAD, PRETORIA ROAD, RM7 7BT40 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
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 7HX

Full postcodeRM7 7HX
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.578747
Longitude0.170695
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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