Rush Green & Crowlands · Havering · Romford constituency · 51.57450, 0.16963

RM7 9QP— Rush Green & Crowlands, Havering

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

 

Schools 100%Safety 72/100Transport 21/100Yield 3.80%

Best for: Families

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

Liveability
41
Safety
72
Schools
90
Transport
21
Environment
64
Investment
50

The bottom line

RM7 9QP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 67 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM7 9QP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: FairInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for RM7 9QP

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

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Postcode Personality

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How RM7 9QP 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 · 14 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

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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Dagenham Fire Station · 1.9km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area61.5 m²

EPC breakdown

B
3%
C
20%

Based on 23 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£153,750
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 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

2005–2023 · CAGR

+1.9%

Total change

+41%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

+40.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£192k£195k+1.6%4
GFC & correction2008–2011£175k£168k-4.3%1.5
Help-to-Buy recovery2014–2016£210k£290k+38.1%2
Brexit uncertainty2018–2019£243k£253k+4.1%3
Pandemic surge2021–2021£265k£265k+0%3
Rate-rise correction2022–2023£220k£271k+23.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
2.1%
District
3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
10.1 min walk
Romford→ Liverpool Street· 12 tph
21 min

Nearby stations

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

11

Walkability score

24

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)595
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock12.2 km

Nearby car parks

🅿️
The Brewery Surface· yes
700m
🅿️
Angel Way480 spaces
734m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier 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 AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hainault Forest SSSI — 6.0 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

12 min walk

79%

Recommend GP

79%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 922 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

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 (454 m)

No restaurants within 800m — nearest: Zizzi (678 m)

Nearest supermarketMixas · 895 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)

1.2km

Post office

Nearby shops

Budgens426 m
Sainsbury's Local956 m
Grocery & General Store975 m

Nearby cafes

Patisserie Valerie742 m
Café Chateau850 m
North Street Cafe969 m
Costa989 m

Nearby restaurants

Zizzi678 m
Nando's718 m
PizzaExpress737 m
Taco Bell742 m

Nearby pubs

The Sun454 m
The Mawney Arms519 m

Nearby gyms

Romford Greyhound Stadium307 m
Romford Rock and Boulder1.0 km
PlayFootball Romford1.0 km
Iron Phoenix CrossFit1.0 km

Nearby pharmacies

Boots766 m
Mim Pharmacy943 m
W.H. Burdess Chemist955 m
Food hygiene (5-star)49% of 49

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DEMZAT CONSULTING UK LTD
LBI MANAGEMENT LIMITED
REALTY QUEST LTD
SERENITY OPTIONS LTD
TKZ INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

50

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Future outlook

12

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,589m
Crossrail 2 route15,945m

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%

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)
10
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
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
land at, land at, Crow Lane, Sandgate Close, Romford, RM7 0ED82 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

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Key facts for RM7 9QP

Full postcodeRM7 9QP
Postcode districtRM7
BoroughLondon Borough of Havering
WardRush Green & Crowlands
Latitude51.574504
Longitude0.169627
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