Mawneys · Havering · Romford constituency · 51.58187, 0.16446

RM7 8AA— Mawneys, Havering

Location and area intelligence for RM7 8AA, Mawneys, Havering

 

Schools 100%Safety 70/100Transport 14/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
70
Schools
90
Transport
14
Environment
65
Investment
47

The bottom line

RM7 8AA 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 catches: very high noise — check proximity to rail lines and 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-19.8% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for RM7 8AA

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

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How RM7 8AA 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 · 11 min walk

KS2: 107.3

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 16 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 98 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.2 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 638.1%

+49% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour17%
Vehicle crime12%
Drug offences8%
Robbery5%
Burglary3%
Theft1%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

49

Road safety score

31

Accidents (5yr)

5

KSI (5yr)

6

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Romford Fire Station · 1.8km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area52 m²

EPC breakdown

D
1%
E
2%
F
3%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£130,000
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)
RoofFlat, no insulation (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2022 · CAGR

+4.4%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.3%

per year

Acceleration

+14.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£88k£115k+30.7%1
Pre-crash peak2005–2005£107k£107k+0%1
GFC & correction2010–2010£109k£109k+0%1
Help-to-Buy recovery2014–2014£125k£125k+0%1
Brexit uncertainty2019–2019£153k£153k+0%1
Rate-rise correction2022–2022£210k£210k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
19 min walk
RomfordNational Rail
19 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
36 min walk
Chadwell Heath Rail StationElizabeth line
36 min walk
Emerson Park Rail StationLiberty
52 min walk
No bus stops within 400m

26

Walkability score

77

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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park80m
Santander docks (800m)0
Nearest cycle dock12.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 13%
More green space than 76% of London

Nearest SSSI: Hainault Forest SSSI — 5.1 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

1 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mawney Arms (585 m)

Nearest supermarketMixas · 920 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

667m

Post office

Nearby cafes

Costa298 m

Nearby restaurants

Cloves70 m
Burger King250 m
Wong's Oriental Restaurant889 m

Nearby pubs

The Mawney Arms585 m
Collier Row & Havering Royal British Legion1.1 km

Nearby gyms

PlayFootball Romford289 m
Iron Phoenix CrossFit668 m
Romford Rock and Boulder711 m
Romford Greyhound Stadium1.0 km

Nearby pharmacies

W.H. Burdess Chemist81 m
Food hygiene (5-star)48% of 21

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

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 score17/100
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

30

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,914m
Crossrail 2 route15,530m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,722 nationally

1,737

Est. population

4,788/km²

60%

Employed

30%

Degree educated

£33,700

Median income

4.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
20%
20%
18%
18%
Under 1824%
18–3420%
35–4920%
50–6418%
65+18%

Tenure

39%
42%
15%
Own outright39%
Own (mortgage)42%
Private rent15%
Social rent3%
Shared ownership1%
Rent free0%

Ethnicity

57%
19%
White British56%
White Other10%
Asian19%
Black9%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household18%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent15%
Social rent3%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
6
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)
1
Largest scheme
48 homes · Land at former works, Land at former works, Spring Gardens, Romford, RM7 9LP
Pipeline pressure
NONE

Named schemes (500m)

REAR OF NOS., 71-99, REAR OF NOS., 71-99, MILDMAY ROAD, PRETORIA ROAD, RM7 7BT40 homes
completed
9, 9, ESSEX ROAD, RM7 8BF14 homes
completed
103-105, 103-105, MAWNEY ROAD, RM710 homes
completed
Lombard Court, 16, Lombard Court, 16, Poplar Street, Romford, RM7 7EU9 homes
completed
120-124, 120-124, MAWNEY ROAD, RM78 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.5%
Ward turnout
34%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Jason David FrostConservative
Dilip PatelConservative
Carol Margaret SmithConservative

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Key facts for RM7 8AA

Full postcodeRM7 8AA
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.581875
Longitude0.164464
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