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South Hornchurch market report RM13 8, Rainham
The RM13 8 (South Hornchurch) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,688 sales recorded by HM Land Registry in RM13 8 (Rainham) 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. Page updated 19 October 2026.
In short: the 2026 median for RM13 8 (Rainham) is £408,500, from 36 registered sales, up 10% on five years earlier; the mean is £397,800, and by floor area homes here have averaged about £4,730 per square metre over the last five years. Behind the figures sit 3,688 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RM13 8 is one sector of RM13 (Rainham): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where RM13 8 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 8
The 2026 median for RM13 8 is £408,500, taken from 36 registered sales. The mean, which is what most sites call the "average house price", is £397,800, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in RM13 8
By floor space, homes in RM13 8 have sold for about £4,730 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.
Set against the £285,000 England and Wales median, RM13 8 sits 43% above the national market.
A typical RM13 8 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 | £408,500 | £408,500 | 36 |
| 2025 | £410,000 | £419,804 | 97 |
| 2024 | £395,000 | £419,966 | 101 |
| 2023 | £378,000 | £415,330 | 141 |
| 2022 | £330,000 | £386,963 | 257 |
| 2021 | £370,000 | £468,468 | 359 |
| 2020 | £385,000 | £499,545 | 159 |
| 2019 | £332,500 | £435,828 | 70 |
| 2018 | £335,000 | £446,561 | 97 |
| 2017 | £320,000 | £436,448 | 94 |
| 2016 | £305,000 | £426,698 | 99 |
| 2015 | £265,000 | £374,445 | 122 |
| 2014 | £244,500 | £346,866 | 112 |
| 2013 | £196,000 | £282,024 | 68 |
| 2012 | £191,200 | £281,423 | 62 |
| 2011 | £185,000 | £279,279 | 73 |
| 2010 | £190,500 | £298,753 | 70 |
| 2009 | £174,600 | £280,671 | 69 |
| 2008 | £208,000 | £340,956 | 66 |
| 2007 | £202,000 | £342,648 | 124 |
| 2006 | £184,500 | £320,268 | 120 |
| 2005 | £175,000 | £311,429 | 129 |
| 2004 | £178,500 | £324,191 | 117 |
| 2003 | £157,000 | £289,232 | 128 |
| 2002 | £128,000 | £240,831 | 115 |
| 2001 | £118,500 | £227,810 | 153 |
| 2000 | £116,500 | £228,631 | 162 |
| 1999 | £80,000 | £159,436 | 118 |
| 1998 | £70,500 | £142,309 | 86 |
| 1997 | £60,800 | £124,689 | 114 |
| 1996 | £60,000 | £126,537 | 81 |
| 1995 | £55,000 | £119,562 | 89 |
In cash terms the typical RM13 8 home went from £55,000 in 1995 to £408,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 242%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 18% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM13 8 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 2000 (+45.6% on the year before); the weakest, 2009 (−16.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM13 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −0.4% | −2.7% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 6 years (since 2020) | +1.0% | −3.3% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +4.1% | +1.2% |
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.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
RM13 8 recorded 36 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 126 sales a year recently, against 131 a year before 2008. 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 RM13 8 is
Only 36 sales completed here in the last twelve months of data, which makes RM13 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What homes rent for around RM13 8
The local authority for RM13 8 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.
Against the £408,500 median purchase price, a rent of £1,564 a month (£18,768 a year) works out at a 4.6% 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.
RM13 8 (South Hornchurch): the questions that come up
Is RM13 8 (South Hornchurch) a good place to buy a house?
How much did a house sell for in RM13 8 (South Hornchurch)?
Are property prices falling in RM13 8 (South Hornchurch)?
What happens to RM13 8 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% 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.
RM13's current homes for sale
The live side of the market holds 11 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole RM13 district, not just RM13 8: live asking prices are collected per district.
18% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
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.
The price of an extra bedroom in RM
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 | £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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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.
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 RM13
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM13, each linking to its own report:
Zoom out to the full RM13 district report for the type split, monthly volumes and how RM13 compares with its neighbours.
Before you sell in RM13 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RM13 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RM13 8 already set as the subject. Free, one click sign in.
The live map plots every individual RM13 8 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.
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.