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Lawford market report CO11 2, Manningtree
The standing CO11 2 (Lawford) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,889 registered sales in CO11 2 (Manningtree) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
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 CO11 2 (Manningtree) came in at £350,000, out of 42 registered, up 4% on five years earlier, and the mean stands at £371,200, and by floor area homes here have averaged about £3,910 per square metre over the last five years. The record behind it is 4,889 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
CO11 2 is a postcode sector: one group of streets inside CO11 (Manningtree). 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 CO11 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.
CO11 2 sold prices: where the market stands
In the CO11 2 property market, the 2026 median sale price is £350,000, from 42 registered sales; the mean, the "average house price" most sites quote, is £371,200, sitting modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in CO11 2
A square metre of CO11 2 home has cost about £3,910 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, CO11 2 runs 23% above it.
The price of a typical CO11 2 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £350,000 | £350,000 | 42 |
| 2025 | £400,000 | £409,565 | 236 |
| 2024 | £385,000 | £409,334 | 230 |
| 2023 | £390,000 | £428,515 | 182 |
| 2022 | £390,000 | £457,320 | 245 |
| 2021 | £337,500 | £427,319 | 270 |
| 2020 | £330,000 | £428,182 | 205 |
| 2019 | £315,000 | £412,890 | 155 |
| 2018 | £330,000 | £439,896 | 168 |
| 2017 | £300,800 | £410,261 | 176 |
| 2016 | £299,000 | £418,304 | 152 |
| 2015 | £245,000 | £346,185 | 113 |
| 2014 | £221,000 | £313,527 | 133 |
| 2013 | £203,500 | £292,816 | 122 |
| 2012 | £180,000 | £264,938 | 95 |
| 2011 | £195,000 | £294,375 | 107 |
| 2010 | £200,000 | £313,651 | 119 |
| 2009 | £170,000 | £273,276 | 94 |
| 2008 | £185,000 | £303,254 | 79 |
| 2007 | £194,300 | £329,587 | 141 |
| 2006 | £180,000 | £312,457 | 156 |
| 2005 | £169,000 | £300,752 | 137 |
| 2004 | £165,000 | £299,672 | 130 |
| 2003 | £147,500 | £271,731 | 126 |
| 2002 | £121,200 | £228,037 | 179 |
| 2001 | £96,000 | £184,555 | 158 |
| 2000 | £77,200 | £151,505 | 170 |
| 1999 | £74,200 | £147,877 | 186 |
| 1998 | £66,200 | £133,629 | 166 |
| 1997 | £58,000 | £118,946 | 175 |
| 1996 | £55,000 | £115,993 | 130 |
| 1995 | £49,800 | £108,258 | 112 |
In cash terms the typical CO11 2 home went from £49,800 in 1995 to £350,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 223%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 23% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CO11 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 (+26.3% on the year before); the weakest, 2026 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CO11 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −12.5% | −14.5% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +1.6% | −1.8% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
Sales activity in CO11 2
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.
CO11 2 recorded 42 sales in the last twelve months of data. Unusually, activity here runs above its pre-2008 level: 187 sales a year over the last five years against 150 before the financial crisis. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What kind of market CO11 2 is
Only 42 sales completed here in the last twelve months of data, which makes CO11 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the CO11 district median, CO11 2 sits 13% higher, marking it as a dearer pocket of the district.
Rents around CO11 2
The local authority for CO11 2 is Tendring, and its ONS average private rent currently stands at £1,051 a month (May 2026 figures). Size sets most of the rent: one-beds average £757 a month here against £1,585 for four or more bedrooms.
Average monthly rent by size, Tendring
ONS Price Index of Private Rents, May 2026.
Against the £350,000 median purchase price, a rent of £1,051 a month (£12,612 a year) works out at a 3.6% 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 CO11 2 (Lawford)
Are property prices falling in CO11 2 (Lawford)?
Is CO11 2 (Lawford) a good place to buy a house?
How much did a house sell for in CO11 2 (Lawford)?
Will CO11 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 4% over five years in cash but down 18% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
CO11's current homes for sale
The live side of the market holds 60 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole CO11 district, not just CO11 2: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Station Road, Wrabness, Manningtree
- Wheatsheaf Close, Wrabness, Manningtree, Essex
- Mill Lane, Bradfield, Manningtree, Essex
"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 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.
Moving up a bedroom in CO: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the CO area. 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 | — | £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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit 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 CO area is the point: the same five years treated these districts very differently.
Winners and losers across the CO area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in CO11
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of CO11, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CO11 1 | £266,000 | 39 |
Zoom out to the full CO11 district report for the type split, monthly volumes and how CO11 compares with its neighbours.
Selling a home in CO11 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 CO11 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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim CO11 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to CO11 2. Free after a one click sign in.
See every individual CO11 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.
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.