Rush Green & Crowlands · Havering · Romford constituency · 51.57440, 0.17368

RM7 9DH— Rush Green & Crowlands, Havering

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

The practical family move

 

Schools 100%Safety 22/100Transport 46/100Yield 7.34%

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
46
Safety
22
Schools
90
Transport
46
Environment
62
Investment
69

The bottom line

RM7 9DH offers exceptional schools (100% Good/Outstanding) and fast broadband at £212,500 median — strong value for Investors who can accept its trade-offs.

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

Less suited to Families.

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Location

RM7 9DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-59.1% vs London avg
vs London income-12.1% vs London avg
vs London crime+505.0% vs London avg

Deep-dive guides for RM7 9DH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart⚠️ Very high crime💰 Value Find

“The practical family move”

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How RM7 9DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Concordia Academy

Not yet inspected · 4 min walk

KS2: 107.3

★★

Secondary

Marshalls Park Academy

Good · Inspected Jan 2020 · 24 min walk

P8: -0.23A8: 44.4

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

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 133 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

393.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 332.3%

+556% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Violence & sexual offences18%
Anti-social behaviour13%
Drug offences10%
Theft7%
Robbery6%
Vehicle crime4%
Burglary3%

Stop & search

27.0

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: Romford Fire Station · 2.2km

Crime is +505% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£212,500

Median sale price

Bottom 25% — 59% below London median

£212,500 is 59% below the London median (£520,000)

+27.5%

This year

Flat

Dominant type

Price history

5-year change
+3.7%
Sales (24 months)6
New build0.0%
Avg flat£212,500
Price per m²£5,170/m²
Price per ft²£480/ft²
Avg floor area41.1 m²

EPC breakdown

C
15%
D
22%

Based on 37 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,375

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

5.8×

Price-to-income

£1,063/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£102,750
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.50 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,821
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2026 · CAGR

+-0.7%

Total change

-4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.0%

per year

Acceleration

+14.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£250k£205k-18%18
Rate-rise correction2023–2023£228k£228k+0%1
Current market2024–2026£195k£239k+22.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.3% alpha

Flat/maisonette-5.3% α
Local
-4.1%
District
1.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Romford StationGreater Anglia line
6.7 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

33

Walkability score

85

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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)595
Nearest car park242m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
The Brewery Surface· yes
439m
🅿️
The Brewery Multi-storey· yes
533m
🅿️
Angel Way480 spaces
537m
🅿️
Lidl· no
585m
🅿️
Oldchurch Rise· yes
644m
🅿️
Slaney Road Car Park· yes
770m

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 waterLOW
Low
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 AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hornchurch Cutting 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 yield863.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CGL HAVERING

BALLARD CHAMBERS, 26 HIGH STREET, RM1 1HR

7 min walk

6

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 740 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 465 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Budgens163 m
Tesco Express625 m
Wenzel's650 m
Asda Express663 m

Nearby cafes

Patisserie Valerie486 m
Costa503 m
Starbucks557 m
Happy Coffee592 m

Nearby restaurants

Zizzi399 m
Nando's439 m
PizzaExpress459 m
Taco Bell485 m

Nearby pubs

The Sun192 m
The Mawney Arms534 m
Jukebox LDN625 m
The Golden Lion634 m

Nearby gyms

Romford Greyhound Stadium547 m
Romford Rock and Boulder956 m
Iron Phoenix CrossFit1.0 km

Nearby pharmacies

Boots499 m
Mim Pharmacy825 m

Nearby health

Joint Injection Clinic705 m
Havering Clinical Commissioning Group717 m
Queens Hospital811 m
Food hygiene (5-star)55% of 67

Business

Local businesses registered here

Active businesses
3
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

HELE & NA LIMITED
TACKLE2YOU LIMITED
VIB3S LTD

Investment

Investment grade, yield and market outlook

69

Investment score

Good

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,786m
Crossrail 2 route16,226m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,388 nationally

2,110

Est. population

5,130/km²

68%

Employed

39%

Degree educated

£36,900

Median income

8.7%

Claimant rate

Inner cityMedium densityRenters

31

Community stability

Age profile

25%
33%
23%
13%
Under 1825%
18–3433%
35–4923%
50–6413%
65+7%

Tenure

20%
43%
19%
Own outright12%
Own (mortgage)20%
Private rent43%
Social rent19%
Shared ownership6%
Rent free0%

Ethnicity

39%
23%
14%
14%
White British39%
White Other23%
Asian14%
Black14%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household52%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent43%
Social rent19%

vs. London

Income vs London-12.1%
Price vs London-59.1%

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)
4
Planning apps (3 years)
11
Local approval rate
75%
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
720 homes · Oldchurch Hospital, Oldchurch Hospital, Oldchurch Road, Romford, RM7 0BE
Pipeline pressure
NONE

Named schemes (500m)

former Oldchurch Hospital site (west), former Oldchurch Hospital site (west), Oldchurch Road, Romford, RM7 0FS366 homes
completed
Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA99 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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£212,500)

£0

Standard buyer

£0

First-time buyer

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 9DH

Full postcodeRM7 9DH
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.574402
Longitude0.173678
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