Warwick Road
Havering, Greater London, England
Reality check: At £363,750, this is a premium entry point. Strong 26% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 26% 5-year growth.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 50, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 26% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £363,750, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
How Life Works Here
Warwick Road is located in Havering, near Rainham, Greater London. Crime is a significant concern, with 346 incidents recorded in 12 months — well above the national average. Vehicle crime dominates reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Public transport is accessible, with rail and bus stops within reach. The nearest is about 138m away. The median property price is £363,750, with strong growth of 26% over five years. Based on 22 transactions recorded since 2014. There are 4 schools within 2 km, 4 rated Good or Outstanding by Ofsted. Both primary and secondary options are available locally. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. This street may particularly suit property investors. Overall, this street scores 46 out of 100 for liveability, in the lower quartile for its district. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Semi-Detached | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Warwick Road, with detailed information for each.
libraries (2)
- Rainham Library 1443m · 18 min walk
- South Hornchurch Library 1946m · 24 min walk
parks & green spaces (5)
- Spring Farm Park 321m · 4 min walk
- Abbey Wood Public Open Space 1024m · 13 min walk
- Ingrebourne Marshes SSSI 1032m · 13 min walk
- Ingrebourne Hill 1290m · 16 min walk
- Memorial Woodland 1701m · 21 min walk
schools (5)
- Parsonage Farm Primary School 516m · 6 min walk
- Harris Academy Rainham 723m · 9 min walk
- Brady Primary School 856m · 11 min walk
- Rainham Village Primary School 1217m · 15 min walk
- La Salette Catholic Primary School 1422m · 18 min walk
Transport Links
Similar Streets
- Bridgend Crescent — Havering41
- Woodside Close — Havering46
- Orchard Avenue — Havering46
- Lower Mardyke Avenue — Havering41
- Knightswood Road — Havering46
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.