Rush Green & Crowlands · Havering · Romford constituency · 51.57503, 0.17071

RM7 9QJ— Rush Green & Crowlands, Havering

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

Under-the-radar value

 

Schools 100%Safety 72/100Transport 27/100Yield 5.93%

Best for: Families

Compare areas

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

Liveability
51
Safety
72
Schools
90
Transport
27
Environment
64
Investment
65

The bottom line

RM7 9QJ offers exceptional schools (100% Good/Outstanding) and low crime at £263,000 median — 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 9QJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-49.4% vs London avg
vs London income-10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for RM7 9QJ

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

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“Under-the-radar value”

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How RM7 9QJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Mawney Foundation School

Not yet inspected · Inspected May 2025 · 6 min walk

KS2: 106.9

★★

Secondary

St Edward's Church of England Academy

Good · Inspected May 2022 · 15 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

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

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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£263,000

Median sale price

Bottom 25% — 49% below London median

£263,000 is 49% below the London median (£520,000)

+8.7%

This year

Flat

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)7
New build0.0%
Avg flat£263,000
Price per m²£4,021/m²
Price per ft²£374/ft²
Avg floor area66.1 m²

EPC breakdown

B
26%
C
51%
D
9%

Based on 86 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£650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,540

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

7.0×

Price-to-income

£1,316/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£165,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2005–2026 · CAGR

+1.2%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-15.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 125 sales

Property Type Mix

Total: 125 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£193k£183k-5%20.7
GFC & correction2008–2012£178k£173k-3.1%2.4
Help-to-Buy recovery2013–2016£176k£249k+41.5%4.5
Brexit uncertainty2017–2019£250k£261k+4.2%4.7
Pandemic surge2021–2021£256k£256k+0%7
Rate-rise correction2022–2023£238k£260k+9.2%2.5
Current market2024–2026£263k£250k-4.9%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Flat/maisonette-1.5% α
Local
1.2%
District
2.7%

CAGR over 21yr 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 Velocity100
Sales Volume15
Seasonal Timing2
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
9.2 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
32 min walk
Chadwell Heath Rail StationElizabeth line
37 min walk
Elm Park Underground StationDistrict
43 min walk
No bus stops within 400m

17

Walkability score

59

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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)595
Nearest car park295m
Santander docks (800m)0
Nearest cycle dock12.3 km

Nearby car parks

🅿️
The Brewery Surface· yes
615m
🅿️
Angel Way480 spaces
639m
🅿️
The Brewery Multi-storey· yes
721m

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: 18.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 5.9 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

8 min walk

5

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 915 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

30

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 Sun (372 m)

No restaurants within 800m — nearest: Zizzi (603 m)

Nearest supermarketMixas · 802 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)

1.1km

Post office

Nearby shops

Budgens345 m
Meat Express810 m
Sainsbury's Local870 m
Grocery & General Store886 m

Nearby cafes

Patisserie Valerie654 m
Starbucks736 m
Cafe Bueno745 m
Café Chateau755 m

Nearby restaurants

Zizzi603 m
Nando's641 m
Taco Bell655 m
PizzaExpress660 m

Nearby pubs

The Sun372 m
The Mawney Arms447 m
The Golden Lion754 m

Nearby gyms

Romford Greyhound Stadium402 m
Romford Rock and Boulder924 m
Iron Phoenix CrossFit969 m
PlayFootball Romford993 m

Nearby pharmacies

Boots682 m
Mim Pharmacy852 m
W.H. Burdess Chemist930 m
Food hygiene (5-star)49% of 51

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

BOLOCAN BUILDER LTD
MEDLILI LTD
MX FACADES LTD
SPAJZ001 LTD
VAULTNEST LTD

Investment

Investment grade, yield and market outlook

65

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score14/100
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 / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

40.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,684m
Crossrail 2 route16,014m

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-49.4%

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)
12
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)
14
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)

Land at Marks Lodge, Land at Marks Lodge, Cottons Approach, Romford, RM7 7AA99 homes
completed
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
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 (£263,000)

£650

Standard buyer

£0

First-time buyer

Save £650

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 9QJ

Full postcodeRM7 9QJ
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.575033
Longitude0.170706
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