Local market reports › CO area › CO11
Lawford market report CO11, Manningtree
The CO11 (Lawford) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 9,017 registered sales in CO11 (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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in CO11 (Manningtree) came in at £310,000, out of 81 registered, up 0% on five years earlier, and the mean stands at £331,000, and by floor area homes here have averaged about £3,830 per square metre over the last five years. The record behind it is 9,017 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district CO11 covering Manningtree, Lawford, Mistley sits in Manningtree. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CO11 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 sold prices: where the market stands
The CO11 median stands at £310,000 for 2026, built from 81 registered sales; the mean, the figure usually quoted as the "average house price", is £331,000, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in CO11
By floor space, homes in CO11 have sold for about £3,830 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.
The national median for England and Wales is £285,000, which puts CO11 9% above the country at large.
A typical CO11 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 | £310,000 | £310,000 | 81 |
| 2025 | £370,000 | £378,848 | 367 |
| 2024 | £352,500 | £374,780 | 375 |
| 2023 | £370,000 | £406,540 | 299 |
| 2022 | £362,000 | £424,486 | 401 |
| 2021 | £311,200 | £394,019 | 480 |
| 2020 | £300,000 | £389,256 | 317 |
| 2019 | £300,000 | £393,228 | 233 |
| 2018 | £300,000 | £399,906 | 280 |
| 2017 | £276,000 | £376,436 | 293 |
| 2016 | £255,000 | £356,748 | 271 |
| 2015 | £227,500 | £321,458 | 230 |
| 2014 | £192,500 | £273,095 | 241 |
| 2013 | £192,200 | £276,557 | 224 |
| 2012 | £180,000 | £264,938 | 185 |
| 2011 | £189,500 | £286,072 | 210 |
| 2010 | £191,500 | £300,321 | 210 |
| 2009 | £167,700 | £269,579 | 192 |
| 2008 | £181,000 | £296,697 | 153 |
| 2007 | £190,000 | £322,293 | 301 |
| 2006 | £180,000 | £312,457 | 349 |
| 2005 | £160,000 | £284,736 | 289 |
| 2004 | £168,700 | £306,392 | 264 |
| 2003 | £138,500 | £255,151 | 246 |
| 2002 | £123,000 | £231,423 | 349 |
| 2001 | £88,000 | £169,176 | 299 |
| 2000 | £76,000 | £149,150 | 321 |
| 1999 | £70,000 | £139,506 | 357 |
| 1998 | £65,000 | £131,207 | 325 |
| 1997 | £58,000 | £118,946 | 316 |
| 1996 | £53,000 | £111,775 | 288 |
| 1995 | £49,500 | £107,605 | 271 |
In cash terms the typical CO11 home went from £49,500 in 1995 to £310,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 188%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 27% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the CO11 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 (+39.8% on the year before); the weakest, 2026 (−16.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 41% of the typed total. A detached home currently trades at £430,000 against £202,500 for a flat, 2.1 times the price.
Median by property type, CO11
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 | £430,000 | 29 | 3,699 |
| Semi-detached | £306,200 | 32 | 2,919 |
| Terraced | £247,500 | 12 | 1,496 |
| Flats | £202,500 | 8 | 903 |
What CO11 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.2% | −18.2% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +2.8% | 0.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in CO11
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
CO11 recorded 225 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 305 sales a year recently, against 302 a year before 2008. 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.
What homes rent for around CO11
CO11 falls under Tendring, where the ONS puts the average private rent at £1,051 a month (May 2026 figures). The spread runs from £757 a month for a typical one-bed to £1,585 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Tendring
ONS Price Index of Private Rents, May 2026.
Set against the £310,000 median sold price, £1,051 a month is £12,612 a year, a gross yield of 4.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on CO11 (Lawford)
Is CO11 (Lawford) a good place to buy a house?
How much did a house sell for in CO11 (Lawford)?
Are property prices falling in CO11 (Lawford)?
Will CO11 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in CO11 now
Everything above is what homes in CO11 sold for. Turning to what is actually available: 60 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 30% above the CO11 median sold price.
28% of what is on the market here is asking below what comparable homes actually sold for. 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" 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 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.
The price of an extra bedroom in CO
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%) | — | — |
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
CO11 ranks 13 of 16 in the CO 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.
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.
Inside CO11, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CO11 1 | £266,000 | 39 |
| CO11 2 | £350,000 | 42 |
How CO11 compares nearby
Same city, different markets. The neighbouring districts of the CO area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CO5 | £385,000 | +3% |
| CO6 | £385,000 | +1% |
| CO3 | £340,000 | +4% |
| CO8 | £335,000 | -13% |
| CO7 | £324,000 | -2% |
| CO9 | £323,500 | +8% |
| CO4 | £320,000 | +3% |
| CO13 | £320,000 | +0% |
| CO10 | £315,000 | +1% |
| CO11 (this report) | £310,000 | +0% |
| CO2 | £275,000 | +10% |
| CO14 | £266,500 | +9% |
| CO16 | £265,000 | -9% |
| CO15 | £236,000 | +7% |
| CO12 | £234,500 | +2% |
| CO1 | £231,500 | +4% |
Thinking of selling in CO11? 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, use the average prices map for a rough value: zoom from CO11's shading down to the sold homes on your own street. The figures above are every recorded CO11 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.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to CO11. Free after a one click sign in.
Two maps carry on from here: every CO11 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.
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.