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Hoo Peninsula market report ME3, Rochester
The standing ME3 (Hoo Peninsula) property market report, rebuilt from the full public record every month. Everything below comes from 14,584 sales recorded by HM Land Registry in ME3 (Rochester) 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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for ME3 (Rochester) is £375,000, from 151 registered sales, up 8% on five years earlier; the mean is £392,900, and by floor area homes here have averaged about £4,030 per square metre over the last five years. Behind the figures sit 14,584 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district ME3 covering Hoo Peninsula, Higham sits in Rochester. 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 ME3 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 ME3 homes really sell for
151 sales were registered in ME3 in 2026, and the middle one of them, the median, went for £375,000. The mean works out at £392,900, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in ME3
A square metre of ME3 home has cost about £4,030 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.
For scale: the England and Wales median is £285,000, so ME3 trades 32% above the country as a whole.
ME3's median sold price, 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 | £375,000 | £375,000 | 151 |
| 2025 | £365,000 | £373,728 | 436 |
| 2024 | £370,000 | £393,386 | 448 |
| 2023 | £379,000 | £416,428 | 391 |
| 2022 | £369,500 | £433,281 | 520 |
| 2021 | £348,000 | £440,613 | 729 |
| 2020 | £333,000 | £432,074 | 503 |
| 2019 | £305,000 | £399,782 | 567 |
| 2018 | £294,000 | £391,908 | 398 |
| 2017 | £282,800 | £385,711 | 400 |
| 2016 | £262,500 | £367,240 | 465 |
| 2015 | £235,000 | £332,055 | 537 |
| 2014 | £217,500 | £308,562 | 504 |
| 2013 | £197,000 | £283,463 | 483 |
| 2012 | £189,700 | £279,215 | 442 |
| 2011 | £180,000 | £271,731 | 408 |
| 2010 | £195,000 | £305,810 | 377 |
| 2009 | £175,000 | £281,314 | 352 |
| 2008 | £198,200 | £324,892 | 346 |
| 2007 | £200,000 | £339,256 | 650 |
| 2006 | £175,000 | £303,778 | 499 |
| 2005 | £180,000 | £320,327 | 360 |
| 2004 | £165,000 | £299,672 | 415 |
| 2003 | £148,000 | £272,652 | 487 |
| 2002 | £126,800 | £238,573 | 564 |
| 2001 | £114,700 | £220,505 | 574 |
| 2000 | £100,000 | £196,250 | 513 |
| 1999 | £79,500 | £158,439 | 484 |
| 1998 | £72,400 | £146,145 | 560 |
| 1997 | £67,500 | £138,429 | 395 |
| 1996 | £58,000 | £122,319 | 326 |
| 1995 | £52,200 | £113,475 | 300 |
In cash terms the typical ME3 home went from £52,200 in 1995 to £375,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 230%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 15% 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 ME3 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 (+25.8% on the year before); the weakest, 2009 (−11.7%). 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 years (since 2025) | +2.7% | +0.3% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 41% of the typed total. A detached home currently trades at £535,000 against £186,000 for a flat, 2.9 times the price.
Median by property type, ME3
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 | £535,000 | 40 | 3,857 |
| Semi-detached | £365,000 | 73 | 5,999 |
| Terraced | £291,000 | 30 | 3,874 |
| Flats | £186,000 | 8 | 851 |
How many homes change hands in ME3
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.
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.
ME3 recorded 348 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 508 sales a year before the financial crisis and 389 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 shape of the ME3 market
Among the 20 measurable districts of its area, ME3 ranks 4 by median price: firmly in the dearer tier.
What homes rent for around ME3
ME3 falls under Medway, where the ONS puts the average private rent at £1,238 a month (May 2026 figures). The spread runs from £900 a month for a typical one-bed to £1,835 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Medway
ONS Price Index of Private Rents, May 2026.
Against the £375,000 median purchase price, a rent of £1,238 a month (£14,856 a year) works out at a 4.0% 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.
Asked and answered: ME3 (Hoo Peninsula)
Are property prices falling in ME3 (Hoo Peninsula)?
Is ME3 (Hoo Peninsula) a good place to buy a house?
How much did a house sell for in ME3 (Hoo Peninsula)?
Will ME3 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 8% over five years in cash but down 15% 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 is for sale in ME3 right now
Everything above is what homes in ME3 sold for. This is what you could actually buy today: 7 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 13% above the ME3 median sold price.
33% 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 ME3 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: ME prices by size
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%) | — | — |
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
ME3 ranks 8 of 20 in the ME 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 ME area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside ME3, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ME3 0 | £246,000 | 10 |
| ME3 7 | £415,000 | 28 |
| ME3 8 | £425,000 | 56 |
| ME3 9 | £340,000 | 57 |
How ME3 compares nearby
Same city, different markets. The neighbouring districts of the ME area, dearest first:
| District | Median | 5-year |
|---|---|---|
| ME18 | £498,000 | +3% |
| ME19 | £440,000 | +1% |
| ME20 | £377,500 | +16% |
| ME3 (this report) | £375,000 | +8% |
| ME17 | £375,000 | -1% |
| ME16 | £352,000 | +7% |
| ME9 | £350,000 | +3% |
| ME15 | £338,000 | +4% |
| ME8 | £330,000 | +8% |
| ME2 | £325,000 | +14% |
| ME13 | £325,000 | -8% |
| ME14 | £323,800 | -3% |
| ME5 | £305,000 | +11% |
| ME1 | £302,800 | +7% |
| ME6 | £288,500 | +1% |
| ME12 | £285,000 | +6% |
| ME10 | £284,000 | +11% |
| ME7 | £268,500 | +9% |
| ME11 | £250,000 | +19% |
| ME4 | £249,500 | +4% |
Before you sell in ME3: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in ME3, open the average prices map and zoom from the ME3 shading down to the sold homes on your own street. Every recorded ME3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working ME3: the featured spot on this report is free for founding agents, one per district. Claim ME3.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to ME3. Free after a one click sign in.
See every individual ME3 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.
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.