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Rise Park market report RM1, Romford
The standing RM1 (Rise Park) property market report, rebuilt from the full public record every month. Underneath every chart here sit 12,201 registered sales in RM1 (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 data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: a typical RM1 (Romford) home changed hands for £460,000 in 2026 (median of 171 registered sales, up 35% on five years earlier), with the mean at £454,700, and by floor area homes here have averaged about £4,950 per square metre over the last five years. Source: 12,201 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM1 is the postcode district covering Romford, Rise Park in Romford. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where RM1 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 a home in RM1 sells for
In the RM1 property market, the 2026 median sale price is £460,000, from 171 registered sales; the mean, the "average house price" most sites quote, is £454,700, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in RM1
Measured by floor area, the last five years of RM1 sales average about £4,950 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, RM1 sits 61% above the national market.
RM1's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £460,000 | £460,000 | 171 |
| 2025 | £460,000 | £471,000 | 306 |
| 2024 | £420,000 | £446,546 | 305 |
| 2023 | £410,000 | £450,490 | 306 |
| 2022 | £448,000 | £525,331 | 360 |
| 2021 | £342,000 | £433,016 | 553 |
| 2020 | £410,000 | £531,983 | 259 |
| 2019 | £350,000 | £458,766 | 309 |
| 2018 | £345,000 | £459,892 | 315 |
| 2017 | £310,000 | £422,809 | 356 |
| 2016 | £275,000 | £384,728 | 494 |
| 2015 | £275,000 | £388,575 | 339 |
| 2014 | £230,500 | £327,005 | 408 |
| 2013 | £225,000 | £323,753 | 314 |
| 2012 | £215,000 | £316,453 | 259 |
| 2011 | £210,000 | £317,019 | 246 |
| 2010 | £205,000 | £321,493 | 280 |
| 2009 | £184,000 | £295,782 | 294 |
| 2008 | £201,500 | £330,301 | 330 |
| 2007 | £212,000 | £359,611 | 843 |
| 2006 | £193,000 | £335,023 | 547 |
| 2005 | £186,500 | £331,895 | 359 |
| 2004 | £185,000 | £335,996 | 470 |
| 2003 | £171,800 | £316,497 | 452 |
| 2002 | £141,600 | £266,419 | 604 |
| 2001 | £118,000 | £226,849 | 528 |
| 2000 | £99,000 | £194,288 | 349 |
| 1999 | £87,500 | £174,383 | 405 |
| 1998 | £79,000 | £159,467 | 387 |
| 1997 | £70,200 | £143,966 | 382 |
| 1996 | £69,000 | £145,518 | 370 |
| 1995 | £66,500 | £144,561 | 301 |
In cash terms the typical RM1 home went from £66,500 in 1995 to £460,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 218%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM1 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 2022 (+31.0% on the year before); the weakest, 2021 (−16.6%). 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 year (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +6.1% | +1.2% |
| 6 years (since 2020) | +1.9% | −2.4% |
| 10 years (since 2016) | +5.3% | +1.8% |
| 20 years (since 2006) | +4.4% | +1.6% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 42% of the typed total. A detached home currently trades at £730,000 against £238,000 for a flat, 3.1 times the price.
Median by property type, RM1
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 | £730,000 | 10 | 818 |
| Semi-detached | £550,000 | 82 | 3,748 |
| Terraced | £442,500 | 30 | 2,501 |
| Flats | £238,000 | 49 | 5,134 |
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 271 sales completed in RM1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 519 sales a year before the financial crisis and 290 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 RM1 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. RM1 sits 6 of 20 in its area's price order, well inside the expensive end.
The rental side of RM1
The local authority for RM1 is Havering, and its ONS average private rent currently stands at £1,564 a month (May 2026 figures). The spread runs from £1,215 a month for a typical one-bed to £2,497 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Havering
ONS Price Index of Private Rents, May 2026.
Set against the £460,000 median sold price, £1,564 a month is £18,768 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 RM1 (Rise Park)
Is RM1 (Rise Park) a good place to buy a house?
How much did a house sell for in RM1 (Rise Park)?
Are property prices falling in RM1 (Rise Park)?
Are RM1 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 35% over five years in cash and up 6% 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.
RM1's current homes for sale
Everything above is what homes in RM1 sold for. The live side of the market holds 23 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 8% below the RM1 median sold price.
Set against 271 registered sales in the last twelve months, the 23 homes on the market here are roughly 4 weeks of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
0% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
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.
Month by month: when RM1 sells
March is when RM1 changes hands most (13.2% of the 1,830 sales dated 2021 to 2025); April is the quiet end at 6.7%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 123 | 6.7% |
| February | 174 | 9.5% |
| March | 241 | 13.2% |
| April | 122 | 6.7% |
| May | 143 | 7.8% |
| June | 194 | 10.6% |
| July | 137 | 7.5% |
| August | 147 | 8.0% |
| September | 168 | 9.2% |
| October | 133 | 7.3% |
| November | 123 | 6.7% |
| December | 125 | 6.8% |
Moving up a bedroom in RM: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. 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 | £410,000 | £450,000 (+10%) | £500,000 (+11%) | £595,000 (+19%) | £763,750 (+28%) |
| Semi-detached | £365,000 | £415,000 (+14%) | £460,000 (+11%) | £568,000 (+23%) | £711,000 (+25%) |
| Terraced | £285,000 | £360,000 (+26%) | £400,000 (+11%) | £450,000 (+13%) | £512,000 (+14%) |
| Flat | £190,000 | £255,000 (+34%) | £295,000 (+16%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
RM1 ranks 1 of 20 in the RM 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.
Five-year change in the median, RM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside RM1, 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.
How RM1 compares nearby
Same city, different markets. The neighbouring districts of the RM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| RM4 | £570,000 | -8% |
| RM14 | £540,000 | -2% |
| RM2 | £500,000 | +5% |
| RM11 | £500,000 | +9% |
| RM12 | £473,500 | +11% |
| RM1 (this report) | £460,000 | +35% |
| RM5 | £440,000 | +13% |
| RM6 | £440,000 | +10% |
| RM13 | £435,000 | +17% |
| RM7 | £425,000 | +11% |
| RM3 | £420,000 | +16% |
| RM16 | £395,000 | +11% |
| RM10 | £390,000 | +15% |
| RM8 | £388,000 | +16% |
| RM9 | £371,800 | +13% |
| RM15 | £360,000 | +13% |
| RM17 | £333,000 | +15% |
| RM18 | £332,500 | +16% |
| RM20 | £305,200 | +15% |
| RM19 | £220,000 | -3% |
Selling in RM1? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM1, open the average prices map and zoom from the RM1 shading down to the sold homes on your own street. Every recorded RM1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
Behind the answers sits the same Land Registry record as this page, with RM1 already set as the subject. Free, one click sign in.
The live map plots every individual RM1 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.