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Blackmore market report CM4, Ingatestone
The standing CM4 (Blackmore) property market report, rebuilt from the full public record every month. Everything below comes from 5,315 sales recorded by HM Land Registry in CM4 (Ingatestone) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the typical home in CM4 (Ingatestone) sold for £779,500 in 2026, the median of 56 registered sales, up 22% on five years earlier. The mean was £850,300, and by floor area homes here have averaged about £5,900 per square metre over the last five years. The figures cover 5,315 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
CM4 is the postcode district covering Blackmore, Fryerning, Ingatestone in Ingatestone. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where CM4 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 CM4 sells for
56 sales were registered in CM4 in 2026, and the middle one of them, the median, went for £779,500. The mean works out at £850,300, a little above it, the familiar pattern where pricier homes stretch the average.
CM4 prices by floor area
The last five years of sales put CM4 at roughly £5,900 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving CM4 174% above the national figure.
A typical CM4 home, priced year by year (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 | £779,500 | £779,500 | 56 |
| 2025 | £690,000 | £706,500 | 223 |
| 2024 | £727,500 | £773,482 | 206 |
| 2023 | £675,000 | £741,660 | 120 |
| 2022 | £690,000 | £809,104 | 141 |
| 2021 | £640,000 | £810,323 | 226 |
| 2020 | £620,000 | £804,463 | 167 |
| 2019 | £610,000 | £799,564 | 127 |
| 2018 | £569,200 | £758,754 | 140 |
| 2017 | £540,000 | £736,506 | 165 |
| 2016 | £550,000 | £769,455 | 160 |
| 2015 | £452,500 | £639,383 | 148 |
| 2014 | £451,000 | £639,822 | 176 |
| 2013 | £370,000 | £532,393 | 167 |
| 2012 | £378,000 | £556,369 | 119 |
| 2011 | £360,000 | £543,462 | 106 |
| 2010 | £375,000 | £588,097 | 146 |
| 2009 | £330,000 | £530,478 | 101 |
| 2008 | £400,000 | £655,684 | 97 |
| 2007 | £384,500 | £652,219 | 194 |
| 2006 | £335,000 | £581,517 | 253 |
| 2005 | £297,500 | £529,430 | 163 |
| 2004 | £298,800 | £542,679 | 208 |
| 2003 | £270,000 | £497,405 | 171 |
| 2002 | £237,500 | £446,854 | 222 |
| 2001 | £190,000 | £365,265 | 204 |
| 2000 | £165,000 | £323,813 | 166 |
| 1999 | £142,000 | £282,999 | 216 |
| 1998 | £128,500 | £259,386 | 173 |
| 1997 | £115,200 | £236,252 | 217 |
| 1996 | £100,000 | £210,896 | 189 |
| 1995 | £99,000 | £215,211 | 148 |
In cash terms the typical CM4 home went from £99,000 in 1995 to £779,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 262%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 4% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the CM4 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 (+25.0% on the year before); the weakest, 2009 (−17.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +13.0% | +10.3% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 6 years (since 2020) | +3.9% | −0.5% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 44% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £882,500 against £327,500 for a flat, 2.7 times the price.
Median by property type, CM4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £895,000 | 33 | 2,340 |
| Semi-detached | £610,000 | 12 | 1,623 |
| Terraced | £500,000 | 7 | 672 |
| Flats | £327,500 (2025) | – | 676 |
How many homes change hands in CM4
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 132 CM4 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 198 sales a year before the financial crisis and 149 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market CM4 is
Only 132 sales completed here in the last twelve months of data, which makes CM4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. By median price, CM4 presently tops its postcode area.
What tenants pay around CM4
CM4 falls under Brentwood, where the ONS puts the average private rent at £1,613 a month (May 2026 figures). A one-bed averages £1,102 a month here and a four-or-more-bed £2,402, so size does most of the work in setting the rent.
Average monthly rent by size, Brentwood
ONS Price Index of Private Rents, May 2026.
Against the £779,500 median purchase price, a rent of £1,613 a month (£19,356 a year) works out at a 2.5% 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.
Common questions on CM4 (Blackmore)
Are property prices falling in CM4 (Blackmore)?
Is CM4 (Blackmore) a good place to buy a house?
How much did a house sell for in CM4 (Blackmore)?
Where do CM4 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 22% over five years in cash but down 4% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in CM4 today
Everything above is what homes in CM4 sold for. The live side of the market holds 20 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 38% below the CM4 median sold price.
Set against 132 registered sales in the last twelve months, the 20 homes on the market here are roughly 8 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
20% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every CM4 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 CM4 sales calendar
Take the 916 CM4 sales dated 2021 to 2025 and sort them by month: September completions lead with 11.5% of the total, May trails with 5.5%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 64 | 7.0% |
| February | 68 | 7.4% |
| March | 103 | 11.2% |
| April | 69 | 7.5% |
| May | 50 | 5.5% |
| June | 94 | 10.3% |
| July | 76 | 8.3% |
| August | 77 | 8.4% |
| September | 105 | 11.5% |
| October | 78 | 8.5% |
| November | 78 | 8.5% |
| December | 54 | 5.9% |
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. 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 | £373,000 | £425,000 (+14%) | £485,000 (+14%) | £624,995 (+29%) | £830,000 (+33%) |
| Semi-detached | £310,000 | £350,000 (+13%) | £405,250 (+16%) | £500,000 (+23%) | £620,000 (+24%) |
| Terraced | £250,000 | £319,000 (+28%) | £352,500 (+11%) | £450,000 (+28%) | £599,995 (+33%) |
| Flat | £180,000 | £238,000 (+32%) | £311,000 (+31%) | £375,000 (+21%) | £547,500 (+46%) |
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
CM4 ranks 1 of 25 in the CM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, CM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside CM4, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How CM4 compares nearby
Same city, different markets. The neighbouring districts of the CM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CM4 (this report) | £779,500 | +22% |
| CM13 | £537,500 | +13% |
| CM16 | £525,000 | -9% |
| CM15 | £515,000 | +0% |
| CM5 | £497,500 | +4% |
| CM11 | £467,500 | +2% |
| CM22 | £460,000 | -5% |
| CM12 | £457,000 | -6% |
| CM21 | £450,000 | +13% |
| CM6 | £435,000 | +1% |
| CM3 | £430,000 | +3% |
| CM23 | £422,000 | +0% |
| CM14 | £421,200 | +5% |
| CM1 | £400,000 | +8% |
| CM24 | £400,000 | -4% |
| CM77 | £392,500 | +4% |
| CM17 | £390,000 | +0% |
| CM2 | £370,000 | +4% |
| CM9 | £370,000 | +7% |
| CM19 | £348,800 | +16% |
| CM0 | £340,000 | -3% |
| CM18 | £325,000 | +16% |
| CM20 | £325,000 | +10% |
| CM7 | £320,000 | +7% |
Selling a home in CM4? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM4, open the average prices map and zoom from the CM4 shading down to the sold homes on your own street. Every recorded CM4 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
Behind the answers sits the same Land Registry record as this page, with CM4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every CM4 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.