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Chelmsford market report CM2 8
The CM2 8 (Chelmsford) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,116 HM Land Registry entries for CM2 8 (Chelmsford), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical CM2 8 (Chelmsford) home changed hands for £440,000 in 2026 (median of 53 registered sales, up 16% on five years earlier), with the mean at £476,700, and by floor area homes here have averaged about £4,500 per square metre over the last five years. Source: 6,116 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
CM2 8 is a postcode sector: one group of streets inside CM2 (Chelmsford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where CM2 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in CM2 8 sells for
53 sales were registered in CM2 8 in 2026, and the middle one of them, the median, went for £440,000. The mean works out at £476,700, modestly above it, the usual shape of a market with an expensive tail.
CM2 8 prices by floor area
By floor space, homes in CM2 8 have sold for about £4,500 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, CM2 8 runs 54% above it.
The price of a typical CM2 8 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £440,000 | £440,000 | 53 |
| 2025 | £400,000 | £409,565 | 176 |
| 2024 | £383,800 | £408,058 | 166 |
| 2023 | £400,000 | £439,502 | 143 |
| 2022 | £412,500 | £483,703 | 173 |
| 2021 | £380,000 | £481,129 | 211 |
| 2020 | £373,000 | £483,975 | 149 |
| 2019 | £322,500 | £422,720 | 181 |
| 2018 | £345,000 | £459,892 | 155 |
| 2017 | £314,000 | £428,264 | 157 |
| 2016 | £325,000 | £454,678 | 193 |
| 2015 | £275,200 | £388,858 | 212 |
| 2014 | £250,000 | £354,669 | 184 |
| 2013 | £230,000 | £330,947 | 183 |
| 2012 | £220,000 | £323,813 | 163 |
| 2011 | £233,800 | £352,948 | 156 |
| 2010 | £226,000 | £354,426 | 173 |
| 2009 | £230,000 | £369,727 | 144 |
| 2008 | £220,000 | £360,626 | 130 |
| 2007 | £223,500 | £379,118 | 244 |
| 2006 | £200,000 | £347,174 | 264 |
| 2005 | £195,000 | £347,021 | 223 |
| 2004 | £190,000 | £345,077 | 257 |
| 2003 | £171,200 | £315,392 | 226 |
| 2002 | £132,000 | £248,357 | 235 |
| 2001 | £116,000 | £223,004 | 205 |
| 2000 | £98,000 | £192,325 | 203 |
| 1999 | £80,800 | £161,030 | 232 |
| 1998 | £78,200 | £157,852 | 202 |
| 1997 | £80,000 | £164,064 | 277 |
| 1996 | £65,000 | £137,082 | 236 |
| 1995 | £69,000 | £149,995 | 210 |
In cash terms the typical CM2 8 home went from £69,000 in 1995 to £440,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 193%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 9% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM2 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+29.7% on the year before); the weakest, 2019 (−6.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.0% | +7.4% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.0% | +1.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in CM2 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
CM2 8 recorded 53 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 232 sales a year before the financial crisis and 142 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the CM2 8 market
This is a thin market: 53 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Within CM2, this sector trades 19% above the district median: one of the dearer corners of its district.
What tenants pay around CM2 8
The local authority for CM2 8 is Chelmsford, and its ONS average private rent currently stands at £1,445 a month (May 2026 figures). The spread runs from £1,063 a month for a typical one-bed to £2,233 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Chelmsford
ONS Price Index of Private Rents, May 2026.
Against the £440,000 median purchase price, a rent of £1,445 a month (£17,340 a year) works out at a 3.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about CM2 8 (Chelmsford)
Is CM2 8 (Chelmsford) a good place to buy a house?
How much did a house sell for in CM2 8 (Chelmsford)?
Are property prices falling in CM2 8 (Chelmsford)?
What happens to CM2 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 16% over five years in cash but down 9% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in CM2 today
This is what you could actually buy today: 314 homes currently on the market from 12 agents publishing to HomesIndex.
These cover the whole CM2 district, not just CM2 8: live asking prices are collected per district.
Of everything listed here, 32% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every CM2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in CM
What homes of each size actually sold for across the CM area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £417,500 | £550,000 (+32%) | £785,000 (+43%) | £1,137,500 (+45%) |
| Semi-detached | £325,000 | £370,000 (+14%) | £447,500 (+21%) | £575,000 (+28%) | £780,000 (+36%) |
| Terraced | £292,000 | £335,000 (+15%) | £380,000 (+13%) | £492,500 (+30%) | £700,000 (+42%) |
| Flat | £202,000 | £280,000 (+39%) | £385,000 (+38%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the CM area is the point: the same five years treated these districts very differently.
Winners and losers across the CM area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in CM2
Sector boundaries hide real price steps. The rest of CM2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM2 0 | £315,000 | 45 |
| CM2 5 | £365,000 | 1 |
| CM2 6 | £350,000 | 106 |
| CM2 7 | £420,000 | 42 |
| CM2 9 | £390,000 | 96 |
Zoom out to the full CM2 district report for the type split, monthly volumes and how CM2 compares with its neighbours.
Before you sell in CM2 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at CM2 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working CM2 8: the featured spot on this report is free for founding agents, one per district. Claim CM2 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with CM2 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every CM2 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.