Mawneys · Havering · Romford constituency · 51.59005, 0.15996

RM7 8LJ— Mawneys, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 9/100Yield 3.80%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
80
Schools
90
Transport
9
Environment
64
Investment
47

The bottom line

RM7 8LJ 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: 68 min to canary wharf — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

RM7 8LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.6% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for RM7 8LJ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How RM7 8LJ 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 · 4 min walk

KS2: 100.9

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 25 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 · 100 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.7 incidents per 1,000 residents

Better than 78% of London
↑ Rising 358.3%

from a low base — still below London average

-49% vs borough

Crime by type

Violence & sexual offences36%
Other31%
Anti-social behaviour13%
Drug offences7%
Vehicle crime7%
Robbery4%
Burglary2%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Romford Fire Station · 1.5km

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area80.7 m²

EPC breakdown

C
5%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 58%Terraced 8%Flat 33%

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£201,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (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

1999–2020 · CAGR

+8.8%

Total change

+493%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

-12.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached58.3%
Terraced8.3%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£59k£59k+0%1
Post-dot-com plateau2003–2004£160k£150k-6.2%1.5
Pre-crash peak2005–2006£197k£202k+2.4%1.5
Help-to-Buy recovery2014–2014£243k£243k+0%2
Brexit uncertainty2019–2019£308k£308k+0%2
Pandemic surge2020–2020£350k£350k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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→ Liverpool Street· 12 tph
21 min

Nearby stations

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

9

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria86 min ↑
Waterloo80 min ↑
Canary Wharf ★68 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park472m
Santander docks (800m)0
Nearest cycle dock11.9 km

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 waterMEDIUM
Medium
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: 18.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.1 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

11 min walk

79%

Recommend GP

79%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Collier Row & Havering Royal British Legion (488 m)

No restaurants within 800m — nearest: Wong's Oriental Restaurant (585 m)

Nearest supermarketTesco · 1.0 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby cafes

Costa1.0 km

Nearby restaurants

Wong's Oriental Restaurant585 m
Cloves914 m
Burger King945 m

Nearby pubs

Collier Row & Havering Royal British Legion488 m
The Bell & Gate742 m
The Colley Rowe Inn985 m

Nearby gyms

PlayFootball Romford874 m

Nearby pharmacies

W.H. Burdess Chemist900 m
Boots1.1 km
Food hygiene (5-star)50% of 20

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEAUTY PERFECT LIMITED
CRITICAL MAINTENANCE LTD

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 score18/100
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

34

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,375m
Crossrail 2 route15,202m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,080 nationally

1,794

Est. population

6,477/km²

65%

Employed

30%

Degree educated

£38,800

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

26%
18%
23%
19%
15%
Under 1826%
18–3418%
35–4923%
50–6419%
65+15%

Tenure

37%
47%
13%
Own outright37%
Own (mortgage)47%
Private rent13%
Social rent3%
Shared ownership1%

Ethnicity

61%
15%
White British61%
White Other10%
Asian15%
Black7%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household13%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent13%
Social rent3%

vs. London

Income vs London-7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
31 homes · 60-62, 60-62, ESSEX ROAD, RM7
Pipeline pressure
NONE

Named schemes (500m)

Land to the rear of 9-11, Land to the rear of 9-11, Elm Road, Romford, RM7 8HH7 homes
completed
35-59 (rear of), 35-59 (rear of), White Hart Lane, Romford, RM7 8JB7 homes
completed
Rear of 23-31, Rear of 23-31, Victory Way, Romford, RM7 8PB5 homes
completed
163, 163, Cross Road, Romford, RM7 8EA4 homes
completed
179, 179, Cross Road, Romford, RM7 8EL4 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 8LJ

Full postcodeRM7 8LJ
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.590051
Longitude0.159959
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