Rush Green & Crowlands · Havering · Romford constituency · 51.57602, 0.16118

RM7 9LU— Rush Green & Crowlands, Havering

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

The family fortress

 

Schools 100%Safety 77/100Transport 13/100Low yield 3.47%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
77
Schools
90
Transport
13
Environment
65
Investment
40

The bottom line

RM7 9LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £450,000 median — strong value for Families and Owner-occupiers 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 9LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-10.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for RM7 9LU

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

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“The family fortress”

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How RM7 9LU 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 · 8 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 · 132 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.1 incidents per 1,000 residents

Better than 62% of London
↑ Rising 1242.9%

from a low base — still below London average

-15% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other21%
Vehicle crime10%
Burglary6%
Drug offences3%
Theft3%
Robbery1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is 21% below 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.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+20.5%

This year

Terraced

Dominant type

Price history

5-year change
+20.5%
Sales (24 months)5
New build0.0%
Avg terraced£450,000
Price per m²£5,435/m²
Price per ft²£505/ft²
Avg floor area83.4 m²

EPC breakdown

C
6%
D
7%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 4%Terraced 96%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

11.9×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.4%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-52.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached4.3%
Terraced95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£65k£88k+34.6%1.3
Post-dot-com plateau2003–2003£194k£194k+0%1
Pre-crash peak2005–2006£186k£203k+8.9%1.5
GFC & correction2011–2011£183k£183k+0%1
Help-to-Buy recovery2013–2016£195k£205k+5.1%1.5
Brexit uncertainty2017–2019£350k£320k-8.6%1.5
Current market2024–2025£450k£398k-11.7%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.8%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
17.2 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

Romford Rail StationLiberty · Elizabeth line
19 min walk
RomfordNational Rail
19 min walk
Chadwell Heath Rail StationElizabeth line
30 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
40 min walk
Dagenham East Underground StationDistrict
45 min walk
No bus stops within 400m

6

Walkability score

9

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)115
Nearest car park288m
Santander docks (800m)0
Nearest cycle dock11.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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: 17.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 10%
More green space than 77% of London

Nearest SSSI: Hainault Forest SSSI — 5.6 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

1

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

19

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 Mawney Arms (792 m)

No restaurants within 800m — nearest: Cloves (760 m)

Nearest supermarketMixas · 1.3 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby cafes

Costa944 m

Nearby restaurants

Cloves760 m
Burger King895 m

Nearby pubs

The Mawney Arms792 m

Nearby gyms

Romford Greyhound Stadium511 m
PlayFootball Romford959 m

Nearby pharmacies

W.H. Burdess Chemist771 m
Food hygiene (5-star)68% of 19

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

P D & J LTD
WISE MOVE MAN & VAN SERVICES LTD
WORLD POWER SOUND LIMITED

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
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 owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

39.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,289m
Crossrail 2 route15,347m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,999 nationally

1,841

Est. population

8,675/km²

54%

Employed

27%

Degree educated

£37,700

Median income

3.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

20%
18%
17%
20%
24%
Under 1820%
18–3418%
35–4917%
50–6420%
65+24%

Tenure

44%
34%
18%
Own outright44%
Own (mortgage)34%
Private rent18%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

55%
19%
White British55%
White Other8%
Asian19%
Black11%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine22%
No car household18%
Unemployed3%
No qualifications24%

Housing tenure (Census 2021)

Private rent18%
Social rent4%

vs. London

Income vs London-10.2%
Price vs London-13.5%

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)
3
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)
0
Largest scheme
98 homes · Spring Gardens Business Park, Spring Gardens Business Park, Spring Gardens, Romford, RM7 9LD
Pipeline pressure
NONE

Named schemes (500m)

95, 95, MAWNEY ROAD, RM729 homes
completed
245, 245, LONDON ROAD, RM724 homes
completed
83, 83, Crowlands Avenue, Romford, RM7 9HX2 homes
completed
Land adjacent 28, Land adjacent 28, Derby Avenue, Romford, RM7 9JR1 homes
completed
301 London Road, Romford, RM7 9NS1 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 (£450,000)

£10,000

Standard buyer

£1,250

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 9LU

Full postcodeRM7 9LU
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.576018
Longitude0.161184
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