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Strood market report ME2 3, Rochester
The ME2 3 (Strood) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 6,848 sales recorded by HM Land Registry in ME2 3 (Rochester) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for ME2 3 (Rochester) is £350,000, from 70 registered sales, up 18% on five years earlier; the mean is £364,000, and by floor area homes here have averaged about £3,810 per square metre over the last five years. Behind the figures sit 6,848 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
ME2 3 is a postcode sector: one group of streets inside ME2 (Rochester). 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 ME2 3 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 buyers actually paid in ME2 3
The 2026 median for ME2 3 is £350,000, taken from 70 registered sales. The mean, which is what most sites call the "average house price", is £364,000, almost on top of it, so sales bunch tightly around the typical price.
ME2 3 prices by floor area
The last five years of sales put ME2 3 at roughly £3,810 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 ME2 3 23% above the national figure.
A typical ME2 3 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 | £350,000 | £350,000 | 70 |
| 2025 | £320,000 | £327,652 | 169 |
| 2024 | £325,000 | £345,542 | 161 |
| 2023 | £295,000 | £324,133 | 143 |
| 2022 | £336,500 | £394,585 | 192 |
| 2021 | £296,500 | £375,407 | 226 |
| 2020 | £280,000 | £363,306 | 142 |
| 2019 | £275,000 | £360,459 | 151 |
| 2018 | £258,200 | £344,185 | 188 |
| 2017 | £277,000 | £377,800 | 228 |
| 2016 | £250,000 | £349,752 | 224 |
| 2015 | £215,000 | £303,795 | 249 |
| 2014 | £189,200 | £268,413 | 202 |
| 2013 | £166,200 | £239,145 | 190 |
| 2012 | £160,000 | £235,500 | 155 |
| 2011 | £165,000 | £249,087 | 140 |
| 2010 | £164,000 | £257,194 | 156 |
| 2009 | £148,000 | £237,911 | 134 |
| 2008 | £158,000 | £258,995 | 143 |
| 2007 | £170,000 | £288,367 | 338 |
| 2006 | £145,000 | £251,701 | 278 |
| 2005 | £140,000 | £249,144 | 214 |
| 2004 | £140,000 | £254,267 | 286 |
| 2003 | £118,000 | £217,385 | 279 |
| 2002 | £104,000 | £195,675 | 298 |
| 2001 | £87,500 | £168,214 | 353 |
| 2000 | £77,500 | £152,094 | 357 |
| 1999 | £56,000 | £111,605 | 247 |
| 1998 | £54,100 | £109,205 | 252 |
| 1997 | £55,400 | £113,614 | 242 |
| 1996 | £56,200 | £118,523 | 252 |
| 1995 | £48,000 | £104,345 | 189 |
In cash terms the typical ME2 3 home went from £48,000 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 235%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 11% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the ME2 3 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 2000 (+38.4% on the year before); the weakest, 2023 (−12.3%). 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) | +9.4% | +6.8% |
| 5 years (since 2021) | +3.4% | −1.4% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +4.5% | +1.7% |
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
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 70 ME2 3 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 300 sales a year before the financial crisis and 147 a year over the last five. 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 kind of market ME2 3 is
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 ME2, this sector trades 8% above the district median: one of the dearer corners of its district.
What tenants pay around ME2 3
ME2 3 falls under Medway, where the ONS puts the average private rent at £1,238 a month (May 2026 figures). Size sets most of the rent: one-beds average £900 a month here against £1,835 for four or more bedrooms.
Average monthly rent by size, Medway
ONS Price Index of Private Rents, May 2026.
£1,238 a month is £14,856 a year, which against the £350,000 median sold price makes a gross yield of 4.2%. 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.
ME2 3 (Strood): the questions that come up
Is ME2 3 (Strood) a good place to buy a house?
How much did a house sell for in ME2 3 (Strood)?
Are property prices falling in ME2 3 (Strood)?
Where do ME2 3 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 18% over five years in cash but down 7% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in ME2 now
The live side of the market holds 5 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole ME2 district, not just ME2 3: live asking prices are collected per district.
20% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"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 ME2 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.
What another bedroom costs in ME
What homes of each size actually sold for across the ME 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 | — | £360,000 | £494,995 (+37%) | £690,997 (+40%) | £920,000 (+33%) |
| Semi-detached | £282,000 | £327,000 (+16%) | £385,000 (+18%) | £475,000 (+23%) | £615,000 (+29%) |
| Terraced | £250,000 | £275,000 (+10%) | £315,000 (+15%) | £405,000 (+29%) | £567,500 (+40%) |
| Flat | £166,500 | £225,000 (+35%) | £340,000 (+51%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the ME area is the point: the same five years treated these districts very differently.
ME area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in ME2
A few minutes' walk can separate two very different markets. Here are ME2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ME2 1 | £430,000 | 29 |
| ME2 2 | £285,200 | 54 |
| ME2 4 | £322,500 | 38 |
Zoom out to the full ME2 district report for the type split, monthly volumes and how ME2 compares with its neighbours.
Before you sell in ME2 3: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in ME2 3, open the average prices map and zoom from the ME2 3 shading down to the sold homes on your own street. Every recorded ME2 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim ME2 3.
Dig further
Behind the answers sits the same Land Registry record as this page, with ME2 3 already set as the subject. Free, one click sign in.
Two maps carry on from here: every ME2 3 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.