Rush Green & Crowlands · Havering · Romford constituency · 51.57289, 0.17083

RM7 9BU— Rush Green & Crowlands, Havering

Location and area intelligence for RM7 9BU, Rush Green & Crowlands, Havering

 

Schools 100%Safety 72/100Transport 27/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
43
Safety
72
Schools
90
Transport
27
Environment
64
Investment
40

The bottom line

RM7 9BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 56 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 9BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for RM7 9BU

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

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How RM7 9BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crowlands Primary School

Not yet inspected · 6 min walk

KS2: 107.3

★★

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

Abbey Wood Nursery School

Not inspected · 130 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.2 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 310.4%

+32% vs borough

Crime by type

Violence & sexual offences35%
Other24%
Anti-social behaviour22%
Vehicle crime9%
Drug offences6%
Burglary3%
Robbery2%
Theft1%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.8km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,086/m²
Price per ft²£473/ft²
Avg floor area98.3 m²

EPC breakdown

C
1%
D
11%
E
1%
F
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 73%Terraced 27%

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£245,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

+6.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached76.2%
Terraced23.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£85k+25%1
Post-dot-com plateau2001–2004£149k£225k+51%1
Pre-crash peak2005–2007£207k£231k+11.6%2
GFC & correction2008–2008£258k£258k+0%2
Help-to-Buy recovery2013–2016£250k£342k+36.8%1
Brexit uncertainty2018–2018£410k£410k+0%1
Pandemic surge2020–2020£420k£420k+0%1
Current market2024–2025£439k£485k+10.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
3.6%
District
4.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 StationGreater Anglia line
9.4 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
11 min walk
RomfordNational Rail
11 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
33 min walk
Chadwell Heath Rail StationElizabeth line
37 min walk
Elm Park Underground StationDistrict
40 min walk
No bus stops within 400m

14

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria72 min ↑
Waterloo68 min ↑
Canary Wharf ★56 min
City58 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)595
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock12.3 km

Nearby car parks

🅿️
The Brewery Surface· yes
692m
🅿️
Oldchurch Rise· yes
719m
🅿️
Lidl· no
775m
🅿️
The Brewery Multi-storey· yes
777m
🅿️
Angel Way480 spaces
792m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
More green space than 75% of London

Nearest SSSI: Ingrebourne Marshes SSSI — 5.5 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 yield863.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAVERING HEALTH

170 RUSH GREEN ROAD, RM7 0JU

11 min walk

5

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 739 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sun (450 m)

No restaurants within 800m — nearest: Zizzi (631 m)

Nearest supermarketSainsbury's · 702 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

961m

Post office

Nearby shops

Budgens420 m
Evans 2964 m
Sainsbury's Local1.1 km
Grocery & General Store1.1 km

Nearby cafes

Patisserie Valerie741 m
Costa762 m
Starbucks807 m
Cafe Bueno883 m

Nearby restaurants

Zizzi631 m
Nando's672 m
PizzaExpress691 m
Taco Bell739 m

Nearby pubs

The Sun450 m
The Mawney Arms683 m
The Golden Lion893 m
The Havering Well910 m

Nearby gyms

Romford Greyhound Stadium317 m
Romford Rock and Boulder1.2 km

Nearby pharmacies

Boots747 m
Mim Pharmacy1.1 km
Food hygiene (5-star)47% of 49

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

DOUGLAS HEALTHCARE LTD
DRIPSHIP LIMITED
ETERNAL WED LIMITED
PLAXEDESGATSI LTD

Investment

Investment grade, yield and market outlook

40

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,527m
Crossrail 2 route16,047m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,554 nationally

2,486

Est. population

6,583/km²

64%

Employed

34%

Degree educated

£37,700

Median income

5.2%

Claimant rate

SuburbanMedium densityMixed

44

Community stability

Age profile

32%
24%
22%
15%
Under 1832%
18–3424%
35–4922%
50–6415%
65+8%

Tenure

21%
33%
28%
16%
Own outright21%
Own (mortgage)33%
Private rent28%
Social rent16%
Shared ownership2%
Rent free0%

Ethnicity

46%
14%
18%
14%
White British46%
White Other14%
Asian18%
Black14%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household27%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent28%
Social rent16%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
11
Local approval rate
0%
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)
10
Largest scheme
366 homes · former Oldchurch Hospital site (west), former Oldchurch Hospital site (west), Oldchurch Road, Romford, RM7 0FS
Pipeline pressure
NONE

Named schemes (500m)

Spring Gardens Business Park, Spring Gardens Business Park, Spring Gardens, Romford, RM7 9LD98 homes
completed
St Edwards Court, St Edwards Court, London Road, Romford, RM7 9QD97 homes
completed
St Edwards Court, St Edwards Court, London Road, Romford, RM7 9QD87 homes
completed
land at, land at, Crow Lane, Sandgate Close, Romford, RM7 0ED82 homes
completed
140, 140, LONDON ROAD, ROMFORD, RM7 9QS77 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
15.8%
Ward turnout
33%
Election year
2022
MP
Andrew Rosindell (Reform UK)
MP majority
1,463
Constituency
Romford

Councillors

Robert BenhamConservative
Viddy PersaudConservative
Tim RyanConservative

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Key facts for RM7 9BU

Full postcodeRM7 9BU
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.572890
Longitude0.170835
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