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Emerson Park market report RM11, Hornchurch
The standing RM11 (Emerson Park) property market report, rebuilt from the full public record every month. Everything below comes from 16,188 sales recorded by HM Land Registry in RM11 (Hornchurch) 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: 175 registered 2026 sales put the RM11 (Hornchurch) median at £498,000, up 8% on five years earlier, with a mean of £518,900, and by floor area homes here have averaged about £5,340 per square metre over the last five years. Everything rests on 16,188 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
RM11 is a postcode district covering Hornchurch, Emerson Park, Ardleigh Green in Hornchurch. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where RM11 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 RM11 sells for
Take the 175 registered 2026 sales in RM11 and the middle price, the median, is £498,000. The mean lands at £518,900, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in RM11
Measured by floor area, the last five years of RM11 sales average about £5,340 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.
Against a national (England and Wales) median of £285,000, RM11 runs 75% above it.
The price of a typical RM11 home, 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 | £498,000 | £498,000 | 175 |
| 2025 | £510,000 | £522,196 | 451 |
| 2024 | £485,000 | £515,655 | 427 |
| 2023 | £500,000 | £549,378 | 367 |
| 2022 | £481,500 | £564,614 | 448 |
| 2021 | £459,000 | £581,153 | 662 |
| 2020 | £445,000 | £577,397 | 403 |
| 2019 | £436,000 | £571,492 | 388 |
| 2018 | £414,000 | £551,870 | 442 |
| 2017 | £425,000 | £579,657 | 480 |
| 2016 | £387,500 | £542,116 | 487 |
| 2015 | £345,000 | £487,485 | 556 |
| 2014 | £305,000 | £432,696 | 608 |
| 2013 | £279,500 | £402,173 | 475 |
| 2012 | £250,000 | £367,969 | 379 |
| 2011 | £265,000 | £400,048 | 343 |
| 2010 | £275,000 | £431,271 | 415 |
| 2009 | £235,000 | £377,765 | 338 |
| 2008 | £250,000 | £409,803 | 322 |
| 2007 | £250,000 | £424,070 | 754 |
| 2006 | £245,000 | £425,289 | 698 |
| 2005 | £235,000 | £418,205 | 525 |
| 2004 | £225,000 | £408,644 | 605 |
| 2003 | £208,000 | £383,186 | 611 |
| 2002 | £176,000 | £331,142 | 669 |
| 2001 | £140,000 | £269,143 | 644 |
| 2000 | £129,000 | £253,163 | 526 |
| 1999 | £115,000 | £229,189 | 713 |
| 1998 | £98,400 | £198,627 | 508 |
| 1997 | £90,400 | £185,392 | 668 |
| 1996 | £83,200 | £175,465 | 643 |
| 1995 | £82,000 | £178,255 | 458 |
In cash terms the typical RM11 home went from £82,000 in 1995 to £498,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 179%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 14% 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 RM11 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 2002 (+25.7% on the year before); the weakest, 2009 (−6.0%). 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) | −2.4% | −4.6% |
| 5 years (since 2021) | +1.6% | −3.0% |
| 10 years (since 2016) | +2.5% | −0.8% |
| 20 years (since 2006) | +3.6% | +0.8% |
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, 35% of the typed total. A detached home currently trades at £720,000 against £295,000 for a flat, 2.4 times the price.
Median by property type, RM11
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 | £720,000 | 33 | 3,424 |
| Semi-detached | £530,000 | 61 | 5,606 |
| Terraced | £472,500 | 38 | 4,153 |
| Flats | £295,000 | 43 | 3,005 |
Transaction volumes
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
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.
RM11 recorded 345 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 629 sales a year before the financial crisis and 374 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.
How RM11 trades
Among the 20 measurable districts of its area, RM11 ranks 3 by median price: firmly in the dearer tier.
Rents around RM11
The local authority for RM11 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 £498,000 median sold price, £1,564 a month is £18,768 a year, a gross yield of 3.8%: 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.
Asked and answered: RM11 (Emerson Park)
How much did a house sell for in RM11 (Emerson Park)?
Are property prices falling in RM11 (Emerson Park)?
Is RM11 (Emerson Park) a good place to buy a house?
Will RM11 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 8% over five years in cash but down 14% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in RM11 today
Everything above is what homes in RM11 sold for. This is what you could actually buy today: 88 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price level with the RM11 median sold price.
22% 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.
"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 RM11 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.
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%) | — | — |
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
RM11 ranks 16 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.
Winners and losers across the RM area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside RM11, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM11 1 | £480,000 | 57 |
| RM11 2 | £508,000 | 59 |
| RM11 3 | £495,000 | 59 |
How RM11 compares nearby
Same city, different markets. The neighbouring districts of the RM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| RM4 | £570,000 | -8% |
| RM14 | £535,000 | -3% |
| RM11 (this report) | £498,000 | +8% |
| RM2 | £487,500 | +3% |
| RM12 | £475,000 | +12% |
| RM1 | £467,500 | +37% |
| RM6 | £435,000 | +9% |
| RM13 | £435,000 | +18% |
| RM5 | £430,000 | +10% |
| RM3 | £420,000 | +16% |
| RM7 | £420,000 | +10% |
| RM16 | £400,000 | +13% |
| RM10 | £390,000 | +15% |
| RM8 | £387,800 | +16% |
| RM9 | £372,500 | +13% |
| RM15 | £357,500 | +12% |
| RM18 | £332,500 | +16% |
| RM17 | £330,000 | +14% |
| RM20 | £305,200 | +15% |
| RM19 | £223,000 | -2% |
Selling a home in RM11? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM11, use the average prices map for a rough value: zoom from RM11's shading down to the sold homes on your own street. The figures above are every recorded RM11 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 RM11.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM11. Free, with a one click sign in.
The live map plots every individual RM11 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.