Mawneys · Havering · Romford constituency · 51.59148, 0.16377

RM7 8QB— Mawneys, Havering

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

The family fortress

 

Schools 100%Safety 80/100Transport 11/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
55
Safety
80
Schools
90
Transport
11
Environment
65
Investment
37

The bottom line

RM7 8QB 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: 61 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 8QB

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 8QB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM7 8QB 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 · 8 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

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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Romford Fire Station · 1.2km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,123/m²
Price per ft²£476/ft²
Avg floor area97.4 m²

EPC breakdown

C
2%
D
10%
E
10%
F
1%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£243,500
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 DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.3%

per year

Acceleration

+10.23

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£114k+62.9%2
Post-dot-com plateau2001–2004£140k£214k+53%1.2
Pre-crash peak2005–2006£223k£250k+12.4%2.5
GFC & correction2010–2012£230k£250k+8.7%1.7
Help-to-Buy recovery2013–2016£250k£380k+52%3
Brexit uncertainty2017–2018£413k£397k-3.9%3
Pandemic surge2020–2021£415k£423k+1.8%1.5
Rate-rise correction2022–2023£478k£520k+8.8%2.5
Current market2024–2026£484k£500k+3.3%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.9%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing6
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→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
29 min walk
RomfordNational Rail
29 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
39 min walk
Chadwell Heath Rail StationElizabeth line
44 min walk
Emerson Park Rail StationLiberty
58 min walk
No bus stops within 400m

12

Walkability score

18

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)45
Nearest car park193m
Santander docks (800m)0
Nearest cycle dock12.2 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 AONB22% green spaceTree canopy: 10%
More green space than 77% of London

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

12 min walk

79%

Recommend GP

79%

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

36

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketTesco · 824 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)

976m

Post office

Nearby cafes

Costa820 m

Nearby restaurants

Wong's Oriental Restaurant387 m
Burger King979 m
Cloves1.0 km

Nearby pubs

Collier Row & Havering Royal British Legion208 m
The Bell & Gate518 m
The Colley Rowe Inn847 m

Nearby gyms

PlayFootball Romford900 m

Nearby pharmacies

Boots942 m
W.H. Burdess Chemist996 m
Food hygiene (5-star)48% of 31

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

5 STAR CONSTRUCTION LIMITED
ELLIS & SON ELECTRICAL CONTRACTORS LTD
H M J CONSTRUCTION LIMITED
INDER PROPERTIES LIMITED
THE MORTGAGE CABBIE LTD

Investment

Investment grade, yield and market outlook

37

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 score18/100
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

51

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,669m
Crossrail 2 route15,469m

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)
5
Planning apps (3 years)
12
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)
13
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
1 land adj, 1 land adj, Maidstone Ave, Romford, RM5 3DB2 homes
completed
231, 231, Cross Road, RM7 8HS2 homes
completed
45 ELM ROAD, ROMFORD, RM7 8HH2 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 8QB

Full postcodeRM7 8QB
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.591483
Longitude0.163766
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