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Rise Park market report RM1 2, Romford
The RM1 2 (Rise Park) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,783 sales recorded by HM Land Registry in RM1 2 (Romford) 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 typical home in RM1 2 (Romford) sold for £310,000 in 2026, the median of 35 registered sales, up 24% on five years earlier. The mean was £325,400, and by floor area homes here have averaged about £4,890 per square metre over the last five years. The figures cover 3,783 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like RM1 2 is a single group of streets within RM1 (Romford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where RM1 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.
What RM1 2 homes really sell for
The RM1 2 median stands at £310,000 for 2026, built from 35 registered sales; the mean, the figure usually quoted as the "average house price", is £325,400, practically level with it: prices here bunch tightly around the middle.
Price per square metre in RM1 2
By floor space, homes in RM1 2 have sold for about £4,890 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.
Against a national (England and Wales) median of £285,000, RM1 2 runs 9% above it.
The price of a typical RM1 2 home, 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 | £310,000 | £310,000 | 35 |
| 2025 | £300,000 | £307,174 | 78 |
| 2024 | £272,000 | £289,192 | 85 |
| 2023 | £291,200 | £319,958 | 78 |
| 2022 | £306,000 | £358,820 | 84 |
| 2021 | £250,000 | £316,532 | 202 |
| 2020 | £287,500 | £373,037 | 64 |
| 2019 | £274,000 | £359,148 | 81 |
| 2018 | £270,000 | £359,915 | 83 |
| 2017 | £271,000 | £369,617 | 86 |
| 2016 | £260,000 | £363,743 | 133 |
| 2015 | £229,000 | £323,577 | 94 |
| 2014 | £215,000 | £305,015 | 121 |
| 2013 | £185,000 | £266,197 | 96 |
| 2012 | £175,000 | £257,578 | 77 |
| 2011 | £187,800 | £283,506 | 86 |
| 2010 | £165,500 | £259,547 | 70 |
| 2009 | £165,000 | £265,239 | 67 |
| 2008 | £166,100 | £272,273 | 80 |
| 2007 | £173,000 | £293,456 | 161 |
| 2006 | £165,000 | £286,419 | 194 |
| 2005 | £163,000 | £290,074 | 141 |
| 2004 | £155,000 | £281,510 | 159 |
| 2003 | £150,000 | £276,336 | 185 |
| 2002 | £123,000 | £231,423 | 230 |
| 2001 | £99,000 | £190,322 | 177 |
| 2000 | £78,200 | £153,468 | 136 |
| 1999 | £78,000 | £155,450 | 165 |
| 1998 | £72,000 | £145,337 | 162 |
| 1997 | £56,000 | £114,845 | 155 |
| 1996 | £52,000 | £109,666 | 113 |
| 1995 | £50,800 | £110,431 | 105 |
In cash terms the typical RM1 2 home went from £50,800 in 1995 to £310,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 181%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 17% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the RM1 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 1998 (+28.6% on the year before); the weakest, 2021 (−13.0%). 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) | +3.3% | +0.9% |
| 5 years (since 2021) | +4.4% | −0.4% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +3.2% | +0.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
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.
RM1 2 recorded 35 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 173 sales a year before the financial crisis and 72 a year over the last five. 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 RM1 2 is
Only 35 sales completed here in the last twelve months of data, which makes RM1 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within RM1, this sector trades 34% below the district median: one of its district's cheaper corners.
What homes rent for around RM1 2
The local authority for RM1 2 is Havering, and its ONS average private rent currently stands at £1,564 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,215 a month here against £2,497 for four or more bedrooms.
Average monthly rent by size, Havering
ONS Price Index of Private Rents, May 2026.
Set against the £310,000 median sold price, £1,564 a month is £18,768 a year, a gross yield of 6.1%: 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.
RM1 2 (Rise Park): the questions that come up
Are property prices falling in RM1 2 (Rise Park)?
Is RM1 2 (Rise Park) a good place to buy a house?
How much did a house sell for in RM1 2 (Rise Park)?
Will RM1 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 24% over five years in cash and flat after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in RM1 right now
The live side of the market holds 62 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole RM1 district, not just RM1 2: live asking prices are collected per district.
Of everything listed here, 11% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
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 RM1 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in RM
What homes of each size actually sold for across the RM area, 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 | — | £450,000 | £575,000 (+28%) | £830,000 (+44%) | £1,150,000 (+39%) |
| Semi-detached | £365,000 | £425,000 (+16%) | £485,000 (+14%) | £635,000 (+31%) | £772,500 (+22%) |
| Terraced | £330,000 | £380,000 (+15%) | £435,000 (+14%) | £527,750 (+21%) | £662,500 (+26%) |
| Flat | £222,000 | £280,000 (+26%) | £360,000 (+29%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the RM area is the point: the same five years treated these districts very differently.
RM area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RM1
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM1, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM1 1 | £240,000 | 9 |
| RM1 3 | £272,500 | 17 |
| RM1 4 | £532,000 | 87 |
Zoom out to the full RM1 district report for the type split, monthly volumes and how RM1 compares with its neighbours.
Before you sell in RM1 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM1 2, open the average prices map and zoom from the RM1 2 shading down to the sold homes on your own street. Every recorded RM1 2 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 RM1 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM1 2. Free, with a one click sign in.
Two maps carry on from here: every RM1 2 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.