Mawneys · Havering · Romford constituency · 51.58232, 0.15831

RM7 8BN— Mawneys, Havering

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

The family fortress

 

Schools 100%Safety 77/100Transport 9/100Yield 3.80%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
77
Schools
90
Transport
9
Environment
78
Investment
47

The bottom line

RM7 8BN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 69 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 8BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-19.8% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for RM7 8BN

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

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“The family fortress”

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How RM7 8BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crownfield Junior School

Not yet inspected · 13 min walk

KS2: 100.9

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 14 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 · 94 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
↑ Rising 1880.0%

-11% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences21%
Drug offences18%
Other15%
Vehicle crime15%
Burglary2%
Robbery1%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.5km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area37.8 m²

EPC breakdown

C
11%
D
6%

Based on 17 properties · Confidence: medium

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£94,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2000–2021 · CAGR

+6.1%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+5.44

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£53k£53k+0%1
Post-dot-com plateau2001–2004£73k£87k+19.3%2.3
Pre-crash peak2005–2007£113k£127k+13.1%2.7
GFC & correction2008–2008£132k£132k+0%1
Help-to-Buy recovery2013–2016£108k£170k+57.4%2.3
Brexit uncertainty2017–2017£193k£193k+0%1
Pandemic surge2020–2021£183k£183k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
4.7%
District
5.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

53out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing8
Trend Position75

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

Nearby stations

Romford Rail StationLiberty · Elizabeth line
24 min walk
RomfordNational Rail
24 min walk
Chadwell Heath Rail StationElizabeth line
32 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
41 min walk
Goodmayes Rail StationElizabeth line
47 min walk
No bus stops within 400m

3

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria86 min ↑
Waterloo81 min ↑
Canary Wharf ★69 min
City69 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park362m
Santander docks (800m)0
Nearest cycle dock11.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.6 km away✗ Not Green Belt✗ Not AONB65% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hainault Forest SSSI — 4.9 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

6 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTesco · 1.9 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby cafes

Costa685 m

Nearby restaurants

Cloves459 m
Burger King647 m

Nearby gyms

PlayFootball Romford649 m

Nearby pharmacies

W.H. Burdess Chemist455 m
Food hygiene (5-star)55% of 11

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

E

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 score14/100
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

18.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,658m
Crossrail 2 route15,101m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,696 nationally

1,843

Est. population

8,841/km²

60%

Employed

28%

Degree educated

£33,700

Median income

5.5%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

28%
18%
21%
18%
14%
Under 1828%
18–3419%
35–4921%
50–6418%
65+14%

Tenure

29%
37%
19%
15%
Own outright29%
Own (mortgage)37%
Private rent19%
Social rent15%
Shared ownership0%

Ethnicity

58%
13%
White British58%
White Other9%
Asian13%
Black12%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household21%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent19%
Social rent15%

vs. London

Income vs London-19.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
4
Local approval rate
100%
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)
6
Largest scheme
31 homes · 60-62, 60-62, ESSEX ROAD, RM7
Pipeline pressure
NONE

Named schemes (500m)

60-62, 60-62, ESSEX ROAD, RM731 homes
completed
135A, 135A, MARLBOROUGH ROAD, RM7 824 homes
completed
9, 9, ESSEX ROAD, RM7 8BF14 homes
completed
117-119, 117-119, Marlborough Road, Romford, RM7 8AP14 homes
completed
LAND ADJOINING, 20, LAND ADJOINING, 20, SILVER WAY, RM710 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 8BN

Full postcodeRM7 8BN
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.582321
Longitude0.158307
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