Rush Green & Crowlands · Havering · Romford constituency · 51.57435, 0.17160

RM7 9QN— Rush Green & Crowlands, Havering

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

 

Schools 100%Safety 22/100Transport 28/100Yield 3.80%

Best for: Most buyers

Compare areas

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

Liveability
39
Safety
22
Schools
90
Transport
28
Environment
62
Investment
54

The bottom line

RM7 9QN offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 56 min to canary wharf — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how RM7 9QN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how RM7 9QN meets your needs.

Location

RM7 9QN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for RM7 9QN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare RM7 9QN with:

Postcode Personality

🎓 School Smart⚠️ Very high crime
Share:WhatsAppShare on X

How RM7 9QN 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

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

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +505% above London average

Property

Prices, sales volume and market trends

Avg floor area54.6 m²

EPC breakdown

B
6%
C
17%
D
1%

Based on 24 properties · Confidence: medium

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield863 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2003–2022 · CAGR

+2.5%

Total change

+60%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

+1.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£155k£167k+7.7%10
Pre-crash peak2006–2007£176k£178k+1.1%1.5
GFC & correction2008–2009£175k£148k-15.4%1.5
Help-to-Buy recovery2013–2015£166k£195k+17.5%2.3
Brexit uncertainty2017–2019£268k£241k-10.1%2
Pandemic surge2021–2021£243k£243k+0%2
Rate-rise correction2022–2022£248k£248k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
2.5%
District
3.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing1
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
8.5 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

20

Walkability score

52

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 park319m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
The Brewery Surface· yes
575m
🅿️
Angel Way480 spaces
638m
🅿️
The Brewery Multi-storey· yes
674m
🅿️
Lidl· no
726m
🅿️
Oldchurch Rise· yes
752m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ingrebourne Marshes SSSI — 5.7 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 · 818 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)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sun (326 m)

No restaurants within 800m — nearest: Zizzi (543 m)

Nearest supermarketSainsbury's · 608 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)

1.1km

Post office

Nearby shops

Budgens297 m
Tesco Express764 m
Meat Express798 m
Sainsbury's Local916 m

Nearby cafes

Patisserie Valerie619 m
Costa628 m
Starbucks695 m
Happy Coffee736 m

Nearby restaurants

Zizzi543 m
Nando's583 m
PizzaExpress603 m
Taco Bell619 m

Nearby pubs

The Sun326 m
The Mawney Arms519 m
The Golden Lion746 m
Jukebox LDN763 m

Nearby gyms

Romford Greyhound Stadium412 m
Romford Rock and Boulder982 m
Iron Phoenix CrossFit1.0 km
PlayFootball Romford1.1 km

Nearby pharmacies

Boots638 m
Mim Pharmacy887 m
W.H. Burdess Chemist1.0 km

Nearby health

Queens Hospital905 m
Food hygiene (5-star)48% of 52

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

A

High street health

Registered businesses

EXPRESS CAR RECOVERY LTD

Investment

Investment grade, yield and market outlook

54

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

13

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,676m
Crossrail 2 route16,083m

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

SuburbanMedium 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%

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)
2
Planning apps (3 years)
11
Local approval rate
50%
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)

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

Live in RM7 9QN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for RM7 9QN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Havering with nearby boroughs:

Havering vs RedbridgeHavering vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track RM7 9QN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for RM7 9QN

Full postcodeRM7 9QN
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.574351
Longitude0.171597
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