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South Hornchurch market report RM13, Rainham
The RM13 (South Hornchurch) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 13,376 HM Land Registry entries for RM13 (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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in RM13 (Rainham) came in at £435,000, out of 125 registered, up 18% on five years earlier, and the mean stands at £433,200, and by floor area homes here have averaged about £4,790 per square metre over the last five years. The record behind it is 13,376 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district RM13 covering Rainham, South Hornchurch, Wennington sits in Rainham. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where RM13 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 RM13 homes really sell for
Take the 125 registered 2026 sales in RM13 and the middle price, the median, is £435,000. The mean lands at £433,200, almost on top of it, so sales bunch tightly around the typical price.
RM13 prices by floor area
By floor space, homes in RM13 have sold for about £4,790 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.
The national median for England and Wales is £285,000, which puts RM13 53% above the country at large.
RM13's median sold price, 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 | 125 |
| 2025 | £420,000 | £430,043 | 366 |
| 2024 | £415,000 | £441,230 | 396 |
| 2023 | £402,000 | £441,700 | 359 |
| 2022 | £408,000 | £478,427 | 568 |
| 2021 | £370,000 | £468,468 | 721 |
| 2020 | £355,000 | £460,620 | 361 |
| 2019 | £335,000 | £439,105 | 404 |
| 2018 | £335,000 | £446,561 | 380 |
| 2017 | £320,000 | £436,448 | 386 |
| 2016 | £310,000 | £433,693 | 404 |
| 2015 | £265,000 | £374,445 | 433 |
| 2014 | £241,000 | £341,901 | 455 |
| 2013 | £205,000 | £294,975 | 345 |
| 2012 | £200,000 | £294,375 | 297 |
| 2011 | £192,500 | £290,601 | 266 |
| 2010 | £194,000 | £304,242 | 263 |
| 2009 | £182,500 | £293,370 | 251 |
| 2008 | £210,000 | £344,234 | 265 |
| 2007 | £208,000 | £352,826 | 553 |
| 2006 | £190,000 | £329,816 | 573 |
| 2005 | £175,000 | £311,429 | 467 |
| 2004 | £179,000 | £325,099 | 484 |
| 2003 | £163,000 | £300,286 | 455 |
| 2002 | £130,000 | £244,594 | 534 |
| 2001 | £111,000 | £213,392 | 565 |
| 2000 | £96,000 | £188,400 | 492 |
| 1999 | £79,500 | £158,439 | 509 |
| 1998 | £73,000 | £147,356 | 403 |
| 1997 | £63,000 | £129,200 | 512 |
| 1996 | £60,000 | £126,537 | 392 |
| 1995 | £57,600 | £125,214 | 392 |
In cash terms the typical RM13 home went from £57,600 in 1995 to £435,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 247%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM13 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 (+25.4% on the year before); the weakest, 2009 (−13.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 43% of the typed total. A detached home currently trades at £476,000 against £255,000 for a flat, 1.9 times the price.
Median by property type, RM13
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 | £476,000 | 15 | 1,578 |
| Semi-detached | £470,000 | 41 | 3,786 |
| Terraced | £420,000 | 55 | 5,692 |
| Flats | £255,000 | 14 | 2,320 |
What RM13 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.6% | +1.2% |
| 5 years (since 2021) | +3.3% | −1.5% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
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.
RM13 recorded 258 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 515 sales a year before the financial crisis and 363 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.
Rents around RM13
RM13 falls under Havering, where the ONS puts the average private rent 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.
Against the £435,000 median purchase price, a rent of £1,564 a month (£18,768 a year) works out at a 4.3% 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.
Common questions on RM13 (South Hornchurch)
How much did a house sell for in RM13 (South Hornchurch)?
Are property prices falling in RM13 (South Hornchurch)?
Is RM13 (South Hornchurch) a good place to buy a house?
Will RM13 prices rise from here?
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 7% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in RM13 now
Everything above is what homes in RM13 sold for. The live side of the market holds 94 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 8% below the RM13 median sold price.
24% of current listings sit under the prices comparable homes actually fetched. 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
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%) | — | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
RM13 ranks 2 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.
RM area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside RM13, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM13 7 | £435,000 | 45 |
| RM13 8 | £402,000 | 31 |
| RM13 9 | £450,000 | 49 |
How RM13 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 | £498,000 | +8% |
| RM2 | £487,500 | +3% |
| RM12 | £475,000 | +12% |
| RM1 | £467,500 | +37% |
| RM6 | £435,000 | +9% |
| RM13 (this report) | £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% |
Before you sell in RM13: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM13, open the average prices map and zoom from the RM13 shading down to the sold homes on your own street. Every recorded RM13 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RM13.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to RM13. Free after a one click sign in.
The live map plots every individual RM13 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.