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South Hornchurch market report RM13 9, Rainham
The standing RM13 9 (South Hornchurch) property market report, rebuilt from the full public record every month. The raw material for this page is 5,966 HM Land Registry entries for RM13 9 (Rainham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for RM13 9 (Rainham) is £450,000, from 49 registered sales, up 18% on five years earlier; the mean is £449,000, and by floor area homes here have averaged about £4,820 per square metre over the last five years. Behind the figures sit 5,966 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RM13 9 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 9 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.
RM13 9 sold prices: where the market stands
49 sales were registered in RM13 9 in 2026, and the middle one of them, the median, went for £450,000. The mean works out at £449,000, practically level with it: prices here bunch tightly around the middle.
Price per square metre in RM13 9
Per square metre, RM13 9 homes have averaged around £4,820 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 9 58% above the country at large.
A typical RM13 9 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 | £450,000 | £450,000 | 49 |
| 2025 | £430,000 | £440,283 | 154 |
| 2024 | £415,000 | £441,230 | 179 |
| 2023 | £405,000 | £444,996 | 129 |
| 2022 | £430,000 | £504,224 | 175 |
| 2021 | £380,000 | £481,129 | 217 |
| 2020 | £352,000 | £456,727 | 113 |
| 2019 | £330,000 | £432,551 | 201 |
| 2018 | £326,000 | £434,564 | 158 |
| 2017 | £320,000 | £436,448 | 159 |
| 2016 | £306,500 | £428,797 | 185 |
| 2015 | £262,000 | £370,206 | 196 |
| 2014 | £240,000 | £340,482 | 219 |
| 2013 | £200,000 | £287,780 | 171 |
| 2012 | £201,000 | £295,847 | 139 |
| 2011 | £195,000 | £294,375 | 111 |
| 2010 | £194,000 | £304,242 | 125 |
| 2009 | £187,500 | £301,408 | 105 |
| 2008 | £207,000 | £339,317 | 113 |
| 2007 | £207,500 | £351,978 | 282 |
| 2006 | £189,000 | £328,080 | 302 |
| 2005 | £174,000 | £309,650 | 207 |
| 2004 | £175,000 | £317,834 | 220 |
| 2003 | £162,000 | £298,443 | 205 |
| 2002 | £127,500 | £239,890 | 267 |
| 2001 | £105,000 | £201,857 | 257 |
| 2000 | £87,000 | £170,738 | 220 |
| 1999 | £77,000 | £153,457 | 255 |
| 1998 | £71,200 | £143,722 | 203 |
| 1997 | £60,000 | £123,048 | 259 |
| 1996 | £60,000 | £126,537 | 197 |
| 1995 | £57,000 | £123,909 | 194 |
In cash terms the typical RM13 9 home went from £57,000 in 1995 to £450,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 263%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 11% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM13 9 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 (+27.1% on the year before); the weakest, 2009 (−9.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.7% | +2.2% |
| 5 years (since 2021) | +3.4% | −1.3% |
| 10 years (since 2016) | +3.9% | +0.5% |
| 20 years (since 2006) | +4.4% | +1.6% |
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
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.
RM13 9 recorded 49 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 245 sales a year before the financial crisis and 137 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.
Reading the RM13 9 market
Only 49 sales completed here in the last twelve months of data, which makes RM13 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Rents around RM13 9
The local authority for RM13 9 is Havering, and its ONS average private rent currently stands at £1,564 a month (May 2026 figures). 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 £450,000 median sold price makes a gross yield of 4.2%. 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.
What people ask about RM13 9 (South Hornchurch)
How much did a house sell for in RM13 9 (South Hornchurch)?
Are property prices falling in RM13 9 (South Hornchurch)?
Is RM13 9 (South Hornchurch) a good place to buy a house?
Where do RM13 9 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 18% over five years in cash but down 6% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in RM13 right now
Turning to what is actually available: 94 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole RM13 district, not just RM13 9: live asking prices are collected per district.
24% 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.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every RM13 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
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. 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%) | — | — |
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.
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
Sector boundaries hide real price steps. The rest of RM13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM13 7 | £435,000 | 45 |
| RM13 8 | £402,000 | 31 |
Zoom out to the full RM13 district report for the type split, monthly volumes and how RM13 compares with its neighbours.
Thinking of selling in RM13 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM13 9, use the average prices map for a rough value: zoom from RM13 9's shading down to the sold homes on your own street. The figures above are every recorded RM13 9 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 RM13 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with RM13 9 already set as the subject. Free, one click sign in.
See every individual RM13 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.