Mawneys · Havering · Romford constituency · 51.58769, 0.16493

RM7 8RB— Mawneys, Havering

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

Strong, well-rated schools nearby

 

Schools 100%Safety 70/100Transport 11/100Yield 4.05%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
49
Safety
70
Schools
90
Transport
11
Environment
63
Investment
50

The bottom line

RM7 8RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £385,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how RM7 8RB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM7 8RB meets your needs.

Location

RM7 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.9% vs London avg
vs London income-19.8% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for RM7 8RB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM7 8RB with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How RM7 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Parklands Primary School

Good · Inspected Apr 2024 · 7 min walk

KS2: 105.2

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 23 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 102 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Romford Fire Station · 1.3km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

£385,500

Median sale price

26% below London median

£385,500 is 26% below the London median (£520,000)

-10.0%

This year

Terraced

Dominant type

Price history

5-year change
+5.6%
Sales (24 months)10
New build0.0%
Avg semi-detached£525,000
Avg terraced£385,000
Price per m²£4,936/m²
Price per ft²£459/ft²
Avg floor area78.1 m²

EPC breakdown

C
8%
D
25%
E
8%
F
2%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 16%Terraced 82%Detached 1%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£6,775
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,340

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

11.4×

Price-to-income

£1,928/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£195,250
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, 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%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-12.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 100 sales

Property Type Mix

Total: 100 sales

Detached1%
Semi-detached16%
Terraced81%
Flat/maisonette2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£85k+48.7%4
Post-dot-com plateau2001–2004£111k£174k+56.5%6
Pre-crash peak2005–2007£184k£193k+4.9%2.3
GFC & correction2008–2012£172k£190k+10.5%1.6
Help-to-Buy recovery2013–2016£276k£319k+15.2%2.5
Brexit uncertainty2017–2019£324k£300k-7.4%3.7
Pandemic surge2020–2021£300k£365k+21.7%2.5
Rate-rise correction2022–2023£388k£355k-8.4%3.5
Current market2024–2026£375k£348k-7.3%3.3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Semi-detached

-6.1% alpha

Terraced-0.5% α
Local
6%
District
6.5%
Semi-detached-6.1% α
Local
10%
District
16.1%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

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

Nearby stations

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

13

Walkability score

31

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park407m
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 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: 18.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 4.5 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

7 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalVictoria Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Collier Row & Havering Royal British Legion (414 m)

Nearest supermarketTesco · 1.2 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

638m

Post office

Nearby cafes

Costa531 m

Nearby restaurants

Wong's Oriental Restaurant310 m
Burger King553 m
Cloves585 m

Nearby pubs

Collier Row & Havering Royal British Legion414 m
The Bell & Gate938 m
The Mawney Arms1.1 km

Nearby gyms

PlayFootball Romford475 m
Iron Phoenix CrossFit765 m
Romford Rock and Boulder849 m

Nearby pharmacies

W.H. Burdess Chemist571 m
Food hygiene (5-star)53% of 38

Business

Local businesses registered here

Active businesses
8
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

A

High street health

Registered businesses

HUSTLE HARDER HONOURABLY LTD
LJCP CONTRACT SERVICES LTD
MACK CONSTRUCTION SERVICES LTD
SS SUFA LTD
SUFA PROPERTIES LTD

+3 more

Investment

Investment grade, yield and market outlook

50

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months5

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

42/100

Velocity score

Future outlook

55.3

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,409m
Crossrail 2 route15,546m

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%
Price vs London-25.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
10
Local approval rate
40%
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)
13
Largest scheme
31 homes · 60-62, 60-62, ESSEX ROAD, RM7
Pipeline pressure
NONE

Named schemes (500m)

Land rear of 236-240, Land rear of 236-240, Mawney Road, RM74 homes
completed
179, 179, Hainault Road, Romford, RM5 3AR2 homes
completed
Garage court to the rear of 33-48, Garage court to the rear of 33-48, Prospect Place, Romford, RM5 3DS2 homes
completed
400, 400, Mawney Road, Romford, RM7 8QP2 homes
completed
257, 257, Mawney Road, RM72 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 (£385,500)

£6,775

Standard buyer

£0

First-time buyer

Save £6,775

Affordability check — your annual salary

£

Deposit

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

Live in RM7 8RB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM7 8RB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

What else could £386k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track RM7 8RB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM7 8RB

Full postcodeRM7 8RB
Postcode districtRM7
BoroughLondon Borough of Havering
WardMawneys
Latitude51.587694
Longitude0.164928
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