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Lawford market report CO11 1, Manningtree
The CO11 1 (Lawford) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 4,128 completed sales registered with HM Land Registry in CO11 1 (Manningtree) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical CO11 1 (Manningtree) home changed hands for £266,000 in 2026 (median of 39 registered sales, down 3% on five years earlier), with the mean at £287,700, and by floor area homes here have averaged about £3,710 per square metre over the last five years. Source: 4,128 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
CO11 1 is one sector of CO11 (Manningtree): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where CO11 1 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 CO11 1 sells for
In the CO11 1 property market, the 2026 median sale price is £266,000, from 39 registered sales; the mean, the "average house price" most sites quote, is £287,700, sitting modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in CO11 1
The last five years of sales put CO11 1 at roughly £3,710 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 CO11 1 7% below the national figure.
CO11 1's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £266,000 | £266,000 | 39 |
| 2025 | £315,000 | £322,533 | 131 |
| 2024 | £315,000 | £334,910 | 145 |
| 2023 | £345,000 | £379,071 | 117 |
| 2022 | £310,000 | £363,510 | 156 |
| 2021 | £275,000 | £348,185 | 210 |
| 2020 | £260,000 | £337,355 | 112 |
| 2019 | £275,500 | £361,115 | 78 |
| 2018 | £250,000 | £333,255 | 112 |
| 2017 | £244,000 | £332,792 | 117 |
| 2016 | £213,500 | £298,689 | 119 |
| 2015 | £195,000 | £275,535 | 117 |
| 2014 | £175,500 | £248,977 | 108 |
| 2013 | £180,000 | £259,002 | 102 |
| 2012 | £179,800 | £264,643 | 90 |
| 2011 | £187,500 | £283,053 | 103 |
| 2010 | £175,000 | £274,445 | 91 |
| 2009 | £155,000 | £249,164 | 98 |
| 2008 | £173,000 | £283,584 | 74 |
| 2007 | £187,500 | £318,052 | 160 |
| 2006 | £183,000 | £317,665 | 193 |
| 2005 | £155,000 | £275,838 | 152 |
| 2004 | £172,000 | £312,386 | 134 |
| 2003 | £131,000 | £241,334 | 120 |
| 2002 | £125,500 | £236,127 | 170 |
| 2001 | £85,000 | £163,408 | 141 |
| 2000 | £72,500 | £142,281 | 151 |
| 1999 | £63,000 | £125,556 | 171 |
| 1998 | £62,000 | £125,151 | 159 |
| 1997 | £58,000 | £118,946 | 141 |
| 1996 | £51,500 | £108,611 | 158 |
| 1995 | £49,400 | £107,388 | 159 |
In cash terms the typical CO11 1 home went from £49,400 in 1995 to £266,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 148%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2023; the current median sits about 30% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the CO11 1 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 (+47.6% on the year before); the weakest, 2026 (−15.6%). 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) | −15.6% | −17.5% |
| 5 years (since 2021) | −0.7% | −5.2% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +1.9% | −0.9% |
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.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
CO11 1 recorded 39 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 153 sales a year before the financial crisis and 118 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.
The rental side of CO11 1
The local authority for CO11 1 is Tendring, and its ONS average private rent currently stands at £1,051 a month (May 2026 figures). A one-bed averages £757 a month here and a four-or-more-bed £1,585, so size does most of the work in setting the rent.
Average monthly rent by size, Tendring
ONS Price Index of Private Rents, May 2026.
£1,051 a month is £12,612 a year, which against the £266,000 median sold price makes a gross yield of 4.7%. 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.
What kind of market CO11 1 is
Only 39 sales completed here in the last twelve months of data, which makes CO11 1 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. Within CO11, this sector trades 14% below the district median: one of its district's cheaper corners.
Common questions on CO11 1 (Lawford)
Is CO11 1 (Lawford) a good place to buy a house?
How much did a house sell for in CO11 1 (Lawford)?
Are property prices falling in CO11 1 (Lawford)?
Are CO11 1 prices heading up or down?
The record answers a different question than "what happens next": the median is down 3% over five years in cash but down 24% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in CO11 today
Turning to what is actually available: 60 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole CO11 district, not just CO11 1: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Station Road, Wrabness, Manningtree
- Wheatsheaf Close, Wrabness, Manningtree, Essex
- Mill Lane, Bradfield, Manningtree, Essex
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 CO11 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: CO prices by size
Real sold prices by size across the CO area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £315,000 | £430,000 (+37%) | £625,000 (+45%) | £865,000 (+38%) |
| Semi-detached | £245,000 | £285,000 (+16%) | £335,000 (+18%) | £420,000 (+25%) | £565,000 (+35%) |
| Terraced | £225,000 | £255,000 (+13%) | £299,995 (+18%) | £381,000 (+27%) | £507,500 (+33%) |
| Flat | £150,000 | £190,000 (+27%) | £287,500 (+51%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the CO area is the point: the same five years treated these districts very differently.
Winners and losers across the CO area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in CO11
A few minutes' walk can separate two very different markets. Here are CO11's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CO11 2 | £350,000 | 42 |
Zoom out to the full CO11 district report for the type split, monthly volumes and how CO11 compares with its neighbours.
Thinking of selling in CO11 1? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CO11 1, use the average prices map for a rough value: zoom from CO11 1's shading down to the sold homes on your own street. The figures above are every recorded CO11 1 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim CO11 1.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CO11 1. Free, with a one click sign in.
See every individual CO11 1 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.
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.