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South Hornchurch market report RM13 7, Rainham
The RM13 7 (South Hornchurch) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,729 sales recorded by HM Land Registry in RM13 7 (Rainham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical RM13 7 (Rainham) home changed hands for £435,000 in 2026 (median of 45 registered sales, up 20% on five years earlier), with the mean at £441,000, and by floor area homes here have averaged about £4,840 per square metre over the last five years. Source: 3,729 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM13 7 is a postcode sector: one group of streets inside RM13 (Rainham). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where RM13 7 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 RM13 7
In the RM13 7 property market, the 2026 median sale price is £435,000, from 45 registered sales; the mean, the "average house price" most sites quote, is £441,000, sitting almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in RM13 7
Per square metre, RM13 7 homes have averaged around £4,840 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts RM13 7 53% above the country at large.
A typical RM13 7 home, priced year by year (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 | £435,000 | £435,000 | 45 |
| 2025 | £420,000 | £430,043 | 117 |
| 2024 | £420,000 | £446,546 | 116 |
| 2023 | £415,000 | £455,984 | 89 |
| 2022 | £425,000 | £498,361 | 136 |
| 2021 | £362,500 | £458,972 | 145 |
| 2020 | £342,500 | £444,401 | 89 |
| 2019 | £337,500 | £442,382 | 133 |
| 2018 | £338,000 | £450,560 | 125 |
| 2017 | £320,000 | £436,448 | 133 |
| 2016 | £315,500 | £441,388 | 120 |
| 2015 | £265,000 | £374,445 | 115 |
| 2014 | £242,500 | £344,029 | 124 |
| 2013 | £212,500 | £305,766 | 106 |
| 2012 | £201,000 | £295,847 | 96 |
| 2011 | £198,700 | £299,961 | 82 |
| 2010 | £195,500 | £306,594 | 68 |
| 2009 | £185,000 | £297,389 | 77 |
| 2008 | £214,800 | £352,103 | 86 |
| 2007 | £217,500 | £368,941 | 147 |
| 2006 | £190,000 | £329,816 | 151 |
| 2005 | £180,000 | £320,327 | 131 |
| 2004 | £181,500 | £329,639 | 147 |
| 2003 | £169,200 | £311,707 | 122 |
| 2002 | £133,000 | £250,238 | 152 |
| 2001 | £115,000 | £221,082 | 155 |
| 2000 | £100,000 | £196,250 | 110 |
| 1999 | £82,000 | £163,422 | 136 |
| 1998 | £78,200 | £157,852 | 114 |
| 1997 | £70,000 | £143,556 | 139 |
| 1996 | £61,000 | £128,646 | 114 |
| 1995 | £60,000 | £130,431 | 109 |
In cash terms the typical RM13 7 home went from £60,000 in 1995 to £435,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 234%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 13% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the RM13 7 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 (+27.2% on the year before); the weakest, 2009 (−13.9%). 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) | +3.6% | +1.2% |
| 5 years (since 2021) | +3.7% | −1.1% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
Sales activity in RM13 7
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 45 sales completed in RM13 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 139 sales a year before the financial crisis and 101 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 RM13 7 market
This is a thin market: 45 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
The rental side of RM13 7
For renting purposes RM13 7 sits in Havering. The ONS average private rent there is £1,564 a month (May 2026). 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.
£1,564 a month is £18,768 a year, which against the £435,000 median sold price makes a gross yield of 4.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on RM13 7 (South Hornchurch)
Are property prices falling in RM13 7 (South Hornchurch)?
Is RM13 7 (South Hornchurch) a good place to buy a house?
How much did a house sell for in RM13 7 (South Hornchurch)?
Searches that land here, answered
To the person who searched house valuation rainham
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £435,000 median and every recorded sale nearby, on the average prices map right down to street level.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Where do RM13 7 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 20% over five years in cash but down 5% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
RM13's current homes for sale
The live side of the market holds 94 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole RM13 district, not just RM13 7: live asking prices are collected per district.
24% of current listings sit under the prices comparable homes actually fetched. 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 RM13 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
What homes of each size actually sold for across the RM 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 | — | £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
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RM13
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM13, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM13 8 | £402,000 | 31 |
| RM13 9 | £450,000 | 49 |
Zoom out to the full RM13 district report for the type split, monthly volumes and how RM13 compares with its neighbours.
Selling in RM13 7? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM13 7, use the average prices map for a rough value: zoom from RM13 7's shading down to the sold homes on your own street. The figures above are every recorded RM13 7 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM13 7.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM13 7. Free, with a one click sign in.
Two maps carry on from here: every RM13 7 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.