St Edward's · Havering · Romford constituency · 51.58058, 0.16953

RM7 7LA— St Edward's, Havering

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

 

Schools 100%Safety 71/100Transport 19/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
71
Schools
90
Transport
19
Environment
67
Investment
39

The bottom line

RM7 7LA 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: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 7LA

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+33.0% vs London avg

Deep-dive guides for RM7 7LA

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

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How RM7 7LA 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

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 · 140 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 305.7%

+44% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Vehicle crime19%
Anti-social behaviour11%
Drug offences7%
Burglary5%
Robbery4%
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 · 1.7km

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,290/m²
Price per ft²£584/ft²
Avg floor area73.7 m²

EPC breakdown

C
3%
D
13%
E
6%

Based on 22 properties · Confidence: medium

Street mix

Semi 41%Terraced 35%Detached 3%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

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£184,250
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, 100 mm loft insulation
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

+8.2%

Total change

+810%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.7%

per year

Acceleration

+23.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached39.3%
Terraced35.7%
Flat/maisonette21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£60k+15.4%1
Post-dot-com plateau2002–2003£214k£185k-13.6%2
Pre-crash peak2007–2007£158k£158k+0%2
Help-to-Buy recovery2013–2015£258k£290k+12.6%2.3
Brexit uncertainty2017–2019£348k£385k+10.6%1.3
Pandemic surge2020–2021£293k£465k+58.7%1
Rate-rise correction2022–2023£463k£416k-10.1%2
Current market2025–2025£473k£473k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
3.9%
District
4.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing30
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
Gidea Park Rail StationElizabeth line · Greater Anglia
32 min walk
Chadwell Heath Rail StationElizabeth line
39 min walk
Emerson Park Rail StationLiberty
47 min walk
No bus stops within 400m

33

Walkability score

131

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria80 min ↑
Waterloo75 min ↑
Canary Wharf ★62 min
City71 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)480
Nearest car park296m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Angel Way480 spaces
662m

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 waterLOW
Low
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 AONB27% green spaceTree canopy: 10%
More green space than 82% of London

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

DR GUPTA

206 MAWNEY ROAD, RM7 8BU

5 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketMixas · 562 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)

524m

Post office

Nearby shops

Sainsbury's Local489 m
Grocery & General Store533 m
Budgens739 m

Nearby cafes

Costa324 m
North Street Cafe538 m
Café Chateau731 m
Cafe Bueno763 m

Nearby restaurants

Burger King303 m
Cloves380 m
Romford Fish Bar543 m
Favorite Chicken & Ribs547 m

Nearby pubs

The Mawney Arms223 m
The Sun741 m
The Golden Lion767 m

Nearby gyms

PlayFootball Romford379 m
Iron Phoenix CrossFit440 m
Romford Rock and Boulder440 m
Romford Greyhound Stadium904 m

Nearby pharmacies

W.H. Burdess Chemist391 m
Mim Pharmacy559 m
Food hygiene (5-star)59% of 49

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

BOMAN EDUCATION LTD
CLARITY COUNSELLING LTD
DVL COMUNICATION LTD
FIVE1987 LTD
I&I CONSTRUCTION LTD

+6 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,056m
Crossrail 2 route15,887m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,359 nationally

1,647

Est. population

7,193/km²

61%

Employed

31%

Degree educated

£33,700

Median income

5.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

24%
19%
21%
19%
17%
Under 1824%
18–3419%
35–4921%
50–6419%
65+17%

Tenure

26%
40%
20%
Own outright26%
Own (mortgage)40%
Private rent20%
Social rent12%
Shared ownership1%
Rent free0%

Ethnicity

57%
15%
White British57%
White Other11%
Asian15%
Black10%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household27%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
10
Local approval rate
60%
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)
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)

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
Amenity land at the end of, Amenity land at the end of, Brooklands Road, Romford, RM7 7EW13 homes
completed
103-105, 103-105, MAWNEY ROAD, RM710 homes
completed
42A, 42A, Medora Road, Romford, RM7 7ET10 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 7LA

Full postcodeRM7 7LA
Postcode districtRM7
BoroughLondon Borough of Havering
WardSt Edward's
Latitude51.580576
Longitude0.169526
Parliamentary constituencyRomford
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
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Agency
Ofcom
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