Rush Green & Crowlands · Havering · Romford constituency · 51.57585, 0.16887

RM7 9ET— Rush Green & Crowlands, Havering

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

 

Schools 100%Safety 72/100Transport 20/100Yield 3.55%

Best for: Families

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

Liveability
49
Safety
72
Schools
90
Transport
20
Environment
65
Investment
43

The bottom line

RM7 9ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £440,000 median — strong value for Families who can accept its trade-offs.

The catch: 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 9ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income-10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for RM7 9ET

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

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How RM7 9ET 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 · 4 min walk

KS2: 107.3

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 13 min walk

P8: +0.09A8: 46.2

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 134 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.0km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

+0.3%

This year

Terraced

Dominant type

Price history

5-year change
+4.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£417,500
Avg terraced£445,000
Price per m²£5,619/m²
Price per ft²£522/ft²
Avg floor area78.2 m²

EPC breakdown

C
7%
D
16%
F
1%
G
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

11.7×

Price-to-income

£2,201/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,500
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, 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

1995–2026 · CAGR

+6.7%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

+6.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached8%
Terraced92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£109k+84.7%2.4
Post-dot-com plateau2002–2003£137k£176k+28.4%2
Pre-crash peak2005–2007£167k£205k+22.8%2.7
GFC & correction2009–2010£206k£192k-7%1.5
Help-to-Buy recovery2013–2014£210k£220k+4.8%2
Brexit uncertainty2017–2019£328k£335k+2.3%3
Pandemic surge2021–2021£422k£422k+0%1
Rate-rise correction2022–2023£475k£390k-17.9%2
Current market2024–2026£444k£445k+0.3%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
6.7%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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 StationGreater Anglia line
10.9 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
13 min walk
RomfordNational Rail
13 min walk
Gidea Park Rail StationElizabeth line · Greater Anglia
33 min walk
Chadwell Heath Rail StationElizabeth line
36 min walk
Dagenham East Underground StationDistrict
44 min walk
No bus stops within 400m

16

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria85 min ↑
Waterloo80 min ↑
Canary Wharf ★67 min
City72 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)595
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
Angel Way480 spaces
708m
🅿️
The Brewery Surface· yes
731m

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: 18.0 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Hainault Forest SSSI — 5.8 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

DR GUPTA

206 MAWNEY ROAD, RM7 8BU

10 min walk

79%

Recommend GP

79%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Mawney Arms (398 m)

No restaurants within 800m — nearest: Zizzi (739 m)

Nearest supermarketMixas · 821 m
2 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)

1.0km

Post office

Nearby shops

Budgens479 m
Sainsbury's Local857 m
Grocery & General Store882 m

Nearby cafes

Costa835 m
North Street Cafe878 m

Nearby restaurants

Zizzi739 m
Cloves782 m
Burger King802 m
Papa John's822 m

Nearby pubs

The Mawney Arms398 m
The Sun502 m

Nearby gyms

Romford Greyhound Stadium393 m
PlayFootball Romford881 m
Romford Rock and Boulder886 m
Iron Phoenix CrossFit919 m

Nearby pharmacies

W.H. Burdess Chemist796 m
Mim Pharmacy861 m
Food hygiene (5-star)53% of 45

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

CP UTILITY SOLUTIONS LIMITED
GOLF IMPORT LIMITED
I G CARPENTRY SERVICES LTD
MHK EXPRESS LTD
MILANEA UK LTD

+3 more

Investment

Investment grade, yield and market outlook

43

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months2

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

17/100

Velocity score

Future outlook

42.4

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,654m
Crossrail 2 route15,879m

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%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
33%
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)
11
Largest scheme
99 homes · Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA
Pipeline pressure
NONE

Named schemes (500m)

Spring Gardens Business Park, Spring Gardens Business Park, Spring Gardens, Romford, RM7 9LD98 homes
completed
140, 140, LONDON ROAD, ROMFORD, RM7 9QS77 homes
completed
Land at former works, Land at former works, Spring Gardens, Romford, RM7 9LP48 homes
completed
REAR OF NOS., 71-99, REAR OF NOS., 71-99, MILDMAY ROAD, PRETORIA ROAD, RM7 7BT40 homes
completed
152-162, 152-162, LONDON ROAD, RM724 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 (£440,000)

£9,500

Standard buyer

£750

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 9ET

Full postcodeRM7 9ET
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.575849
Longitude0.168868
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