Mawneys · Havering · Romford constituency · 51.59184, 0.16354

RM7 8QA— Mawneys, Havering

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

The family fortress

 

Schools 100%Safety 85/100Transport 11/100Low yield 2.74%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
85
Schools
90
Transport
11
Environment
65
Investment
31

The bottom line

RM7 8QA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £570,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 8QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+9.6% vs London avg
vs London income-7.6% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for RM7 8QA

🛡️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 8QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 7 min walk

KS2: 104.5

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 18 min walk

P8: -0.23A8: 44.4

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 · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
→ Stable

-39% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences30%
Other18%
Drug offences11%
Theft5%
Vehicle crime4%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.2km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£570,000

Median sale price

Above London median by 10%

£570,000 is 10% above the London median (£520,000)

-22.1%

This year

Terraced

Dominant type

Price history

5-year change
+33.3%
Sales (24 months)7
New build0.0%
Avg detached£645,500
Avg semi-detached£706,000
Avg terraced£570,000
Price per m²£5,149/m²
Price per ft²£478/ft²
Avg floor area108.5 m²

EPC breakdown

C
3%
D
17%
E
4%

Based on 24 properties · Confidence: medium

Street mix

Semi 35%Terraced 49%Detached 15%Flat 2%

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

Stamp duty

Standard buyer£16,000
First-time buyerFTB
£7,250
Additional propertyBTL/2nd
£33,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.7×

Price-to-income

£2,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£271,250
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, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-36.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 55 sales

Property Type Mix

Total: 55 sales

Detached14.5%
Semi-detached34.5%
Terraced49.1%
Flat/maisonette1.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£89k+30.9%3.8
Post-dot-com plateau2001–2004£118k£205k+74.5%2.5
Pre-crash peak2005–2007£222k£212k-4.7%1.7
GFC & correction2009–2012£246k£275k+11.8%1
Help-to-Buy recovery2013–2016£200k£343k+71.2%1.7
Brexit uncertainty2017–2018£425k£345k-18.8%2.5
Pandemic surge2020–2021£390k£428k+9.6%2.5
Current market2025–2026£573k£557k-2.8%3.5

Price Trajectory by Type

DetachedSemi-detachedTerraced

Per-type alpha vs district

Best performer

Detached

+1.9% alpha

Weakest performer

Semi-detached

+0.3% alpha

Detached+1.9% α
Local
7.8%
District
5.9%
Terraced+0.4% α
Local
7.4%
District
7%
Semi-detached+0.3% α
Local
7.6%
District
7.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing5
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
Gidea Park Rail StationElizabeth line · Greater Anglia
39 min walk
Chadwell Heath Rail StationElizabeth line
45 min walk
Goodmayes Rail StationElizabeth line
58 min walk
No bus stops within 400m

16

Walkability score

16

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria79 min ↑
Waterloo74 min ↑
Canary Wharf ★61 min
City66 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)65
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock12.1 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 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: 18.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Hainault Forest SSSI — 4.0 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

CHASE CROSS MEDICAL CENTRE

13-15 CHASE CROSS ROAD, COLLIER ROW, RM5 3PJ

12 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketTesco · 785 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby cafes

Costa779 m

Nearby restaurants

Wong's Oriental Restaurant424 m
Burger King1.0 km
Cloves1.1 km

Nearby pubs

Collier Row & Havering Royal British Legion231 m
The Bell & Gate480 m
The Colley Rowe Inn805 m

Nearby gyms

PlayFootball Romford943 m

Nearby pharmacies

Boots902 m
W.H. Burdess Chemist1.0 km
Food hygiene (5-star)50% of 42

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Registered businesses

ALAYNZ K9 SECURITY LIMITED
ALAYNZ TRADERS LTD
AMANAH SOLUTIONS LTD
FORTITUDE LOGISTICS LTD
STOP N MUNCH LIMITED

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

58

Price growth score

C
Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,688m
Crossrail 2 route15,454m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,405 nationally

1,556

Est. population

6,531/km²

59%

Employed

28%

Degree educated

£38,800

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

21%
18%
20%
20%
21%
Under 1821%
18–3418%
35–4920%
50–6420%
65+21%

Tenure

40%
43%
Own outright40%
Own (mortgage)43%
Private rent10%
Social rent7%

Ethnicity

68%
White British68%
White Other8%
Asian12%
Black7%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household15%
Unemployed3%
No qualifications23%

Housing tenure (Census 2021)

Private rent10%
Social rent7%

vs. London

Income vs London-7.6%
Price vs London+9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
13
Local approval rate
40%
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)
14
Largest scheme
14 homes · 1-14 HITCHMAN HOUSE, 19A, 1-14 HITCHMAN HOUSE, 19A, COLLIER ROW ROAD, RM5
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJACENT TO, 96, LAND ADJACENT TO, 96, MOWBRAYS ROAD, PM5 3EL13 homes
completed
Land to the rear of 9-11, Land to the rear of 9-11, Elm Road, Romford, RM7 8HH7 homes
completed
2, 2, Hood Walk, Romford, RM7 8NU3 homes
completed
45 Elm Road, Romford, RM7 8HH2 homes
completed
1 land adj, 1 land adj, Maidstone Ave, Romford, RM5 3DB2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£570,000)

£16,000

Standard buyer

£7,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for RM7 8QA

Full postcodeRM7 8QA
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.591838
Longitude0.163537
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