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Rise Park market report RM1 4, Romford
The RM1 4 (Rise Park) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,545 registered sales in RM1 4 (Romford) 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 RM1 4 (Romford) came in at £532,000, out of 87 registered, up 19% on five years earlier, and the mean stands at £540,200, and by floor area homes here have averaged about £5,150 per square metre over the last five years. The record behind it is 5,545 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like RM1 4 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 4 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.
The going rate for a home in RM1 4
The 2026 median for RM1 4 is £532,000, taken from 87 registered sales. The mean, which is what most sites call the "average house price", is £540,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in RM1 4
Averaged across five years of sales, floor space in RM1 4 costs about £5,150 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, RM1 4 sits 87% above the national market.
The price of a typical RM1 4 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 | £532,000 | £532,000 | 87 |
| 2025 | £530,000 | £542,674 | 166 |
| 2024 | £500,000 | £531,603 | 159 |
| 2023 | £502,500 | £552,125 | 138 |
| 2022 | £515,000 | £603,896 | 199 |
| 2021 | £446,000 | £564,694 | 240 |
| 2020 | £435,000 | £564,421 | 145 |
| 2019 | £400,000 | £524,304 | 181 |
| 2018 | £400,000 | £533,208 | 159 |
| 2017 | £417,000 | £568,746 | 155 |
| 2016 | £385,000 | £538,619 | 165 |
| 2015 | £340,000 | £480,420 | 168 |
| 2014 | £295,000 | £418,509 | 171 |
| 2013 | £260,000 | £374,114 | 165 |
| 2012 | £250,000 | £367,969 | 128 |
| 2011 | £250,000 | £377,404 | 111 |
| 2010 | £247,500 | £388,144 | 124 |
| 2009 | £240,000 | £385,802 | 126 |
| 2008 | £250,000 | £409,803 | 142 |
| 2007 | £260,000 | £441,032 | 288 |
| 2006 | £227,500 | £394,911 | 237 |
| 2005 | £225,000 | £400,409 | 169 |
| 2004 | £229,000 | £415,909 | 218 |
| 2003 | £230,000 | £423,716 | 188 |
| 2002 | £175,000 | £329,261 | 206 |
| 2001 | £155,000 | £297,980 | 211 |
| 2000 | £136,000 | £266,900 | 169 |
| 1999 | £122,500 | £244,136 | 195 |
| 1998 | £104,000 | £209,931 | 183 |
| 1997 | £85,500 | £175,343 | 183 |
| 1996 | £84,000 | £177,152 | 201 |
| 1995 | £80,500 | £174,995 | 168 |
In cash terms the typical RM1 4 home went from £80,500 in 1995 to £532,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 204%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 12% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM1 4 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 2003 (+31.4% on the year before); the weakest, 2018 (−4.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM1 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.4% | −2.0% |
| 5 years (since 2021) | +3.6% | −1.2% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +4.3% | +1.5% |
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
Sales per year, counted
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 register shows 87 RM1 4 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 211 sales a year before the financial crisis and 150 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.
Reading the RM1 4 market
Within RM1, this sector trades 14% above the district median: one of the dearer corners of its district.
The rental side of RM1 4
RM1 4 falls under Havering, where the ONS puts the average private rent at £1,564 a month (May 2026 figures). A one-bed averages £1,215 a month here and a four-or-more-bed £2,497, so size does most of the work in setting the rent.
Average monthly rent by size, Havering
ONS Price Index of Private Rents, May 2026.
Against the £532,000 median purchase price, a rent of £1,564 a month (£18,768 a year) works out at a 3.5% 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 RM1 4 (Rise Park)
How much did a house sell for in RM1 4 (Rise Park)?
Are property prices falling in RM1 4 (Rise Park)?
Is RM1 4 (Rise Park) a good place to buy a house?
Are RM1 4 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 19% over five years in cash but down 6% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in RM1 today
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 4: live asking prices are collected per district.
11% 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" 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 RM1 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: RM prices by size
Real sold prices by size across the RM area, straight 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the RM area is the point: the same five years treated these districts very differently.
Five-year change in the median, RM area districts
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 2 | £310,000 | 35 |
| RM1 3 | £272,500 | 17 |
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 4: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM1 4, use the average prices map for a rough value: zoom from RM1 4's shading down to the sold homes on your own street. The figures above are every recorded RM1 4 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RM1 4.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM1 4. Free, with a one click sign in.
Two maps carry on from here: every RM1 4 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.