Local market reports › CM area › CM20 › CM20 2
Gilston market report CM20 2, Harlow
The CM20 2 (Gilston) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 2,847 HM Land Registry entries for CM20 2 (Harlow), 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in CM20 2 (Harlow) came in at £325,000, out of 41 registered, up 6% on five years earlier, and the mean stands at £352,000, and by floor area homes here have averaged about £4,220 per square metre over the last five years. The record behind it is 2,847 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
CM20 2 is a postcode sector: one group of streets inside CM20 (Harlow). 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 CM20 2 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 CM20 2 homes really sell for
The 2026 median for CM20 2 is £325,000, taken from 41 registered sales. The mean, which is what most sites call the "average house price", is £352,000, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in CM20 2
By floor space, homes in CM20 2 have sold for about £4,220 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.
Set against the £285,000 England and Wales median, CM20 2 sits 14% above the national market.
A typical CM20 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £325,000 | £325,000 | 41 |
| 2025 | £292,000 | £298,983 | 83 |
| 2024 | £287,500 | £305,672 | 108 |
| 2023 | £310,000 | £340,614 | 154 |
| 2022 | £300,000 | £351,784 | 195 |
| 2021 | £307,000 | £388,702 | 124 |
| 2020 | £330,000 | £428,182 | 89 |
| 2019 | £265,000 | £347,352 | 160 |
| 2018 | £275,000 | £366,580 | 117 |
| 2017 | £292,500 | £398,941 | 102 |
| 2016 | £398,000 | £556,806 | 115 |
| 2015 | £334,300 | £472,366 | 132 |
| 2014 | £250,000 | £354,669 | 77 |
| 2013 | £188,000 | £270,513 | 66 |
| 2012 | £170,000 | £250,219 | 51 |
| 2011 | £172,500 | £260,409 | 41 |
| 2010 | £164,200 | £257,508 | 42 |
| 2009 | £175,000 | £281,314 | 33 |
| 2008 | £142,500 | £233,588 | 40 |
| 2007 | £153,000 | £259,531 | 85 |
| 2006 | £177,000 | £307,249 | 163 |
| 2005 | £162,000 | £288,295 | 122 |
| 2004 | £137,800 | £250,272 | 86 |
| 2003 | £133,000 | £245,018 | 81 |
| 2002 | £115,000 | £216,372 | 77 |
| 2001 | £85,800 | £164,946 | 84 |
| 2000 | £84,000 | £164,850 | 83 |
| 1999 | £70,000 | £139,506 | 71 |
| 1998 | £59,500 | £120,105 | 73 |
| 1997 | £63,000 | £129,200 | 65 |
| 1996 | £51,000 | £107,557 | 42 |
| 1995 | £50,000 | £108,692 | 45 |
In cash terms the typical CM20 2 home went from £50,000 in 1995 to £325,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 199%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2016; the current median sits about 42% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the CM20 2 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 2002 (+34.0% on the year before); the weakest, 2017 (−26.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +11.3% | +8.7% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 10 years (since 2016) | −2.0% | −5.2% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
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.
CM20 2 recorded 41 sales in the last twelve months of data. Unusually, activity here runs above its pre-2008 level: 116 sales a year over the last five years against 98 before the financial crisis. 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.
The shape of the CM20 2 market
Only 41 sales completed here in the last twelve months of data, which makes CM20 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Rents around CM20 2
For renting purposes CM20 2 sits in Harlow. The ONS average private rent there is £1,517 a month (May 2026). Size sets most of the rent: one-beds average £1,019 a month here against £2,196 for four or more bedrooms.
Average monthly rent by size, Harlow
ONS Price Index of Private Rents, May 2026.
£1,517 a month is £18,204 a year, which against the £325,000 median sold price makes a gross yield of 5.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
CM20 2 (Gilston): the questions that come up
Is CM20 2 (Gilston) a good place to buy a house?
How much did a house sell for in CM20 2 (Gilston)?
Are property prices falling in CM20 2 (Gilston)?
Where do CM20 2 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 6% over five years in cash but down 16% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in CM20 now
This is what you could actually buy today: 242 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole CM20 district, not just CM20 2: live asking prices are collected per district.
20% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every CM20 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.
Moving up a bedroom in CM: the cost
What homes of each size actually sold for across the CM area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in CM20
A few minutes' walk can separate two very different markets. Here are CM20's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM20 1 | £257,500 | 16 |
| CM20 3 | £338,000 | 31 |
Zoom out to the full CM20 district report for the type split, monthly volumes and how CM20 compares with its neighbours.
Selling a home in CM20 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at CM20 2'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 CM20 2: the featured spot on this report is free for founding agents, one per district. Claim CM20 2.
Take it further
Behind the answers sits the same Land Registry record as this page, with CM20 2 already set as the subject. Free, one click sign in.
See every individual CM20 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.