Local market reports › RM area › RM14 › RM14 1
Cranham market report RM14 1, Upminster
The RM14 1 (Cranham) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,309 sales recorded by HM Land Registry in RM14 1 (Upminster) 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 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical RM14 1 (Upminster) home changed hands for £513,800 in 2026 (median of 68 registered sales, up 4% on five years earlier), with the mean at £606,800, and by floor area homes here have averaged about £5,510 per square metre over the last five years. Source: 5,309 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RM14 1 is one sector of RM14 (Upminster): 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 RM14 1 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.
Today's RM14 1 prices, from the sold record
The 2026 median for RM14 1 is £513,800, taken from 68 registered sales. The mean, which is what most sites call the "average house price", is £606,800, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
RM14 1 prices by floor area
By floor space, homes in RM14 1 have sold for about £5,510 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 RM14 1 80% above the country at large.
The price of a typical RM14 1 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 | £513,800 | £513,800 | 68 |
| 2025 | £500,000 | £511,957 | 158 |
| 2024 | £500,000 | £531,603 | 173 |
| 2023 | £520,000 | £571,353 | 139 |
| 2022 | £520,000 | £609,759 | 171 |
| 2021 | £492,500 | £623,569 | 255 |
| 2020 | £457,500 | £593,616 | 161 |
| 2019 | £427,500 | £560,350 | 139 |
| 2018 | £430,000 | £573,198 | 166 |
| 2017 | £450,000 | £613,755 | 137 |
| 2016 | £430,000 | £601,574 | 145 |
| 2015 | £375,000 | £529,875 | 168 |
| 2014 | £335,000 | £475,256 | 187 |
| 2013 | £291,000 | £418,720 | 162 |
| 2012 | £285,000 | £419,484 | 155 |
| 2011 | £270,000 | £407,596 | 150 |
| 2010 | £259,800 | £407,433 | 158 |
| 2009 | £250,000 | £401,877 | 100 |
| 2008 | £270,000 | £442,587 | 99 |
| 2007 | £278,200 | £471,905 | 204 |
| 2006 | £250,000 | £433,968 | 259 |
| 2005 | £245,000 | £436,001 | 153 |
| 2004 | £249,500 | £453,141 | 200 |
| 2003 | £215,000 | £396,082 | 185 |
| 2002 | £182,200 | £342,808 | 190 |
| 2001 | £160,000 | £307,592 | 189 |
| 2000 | £154,000 | £302,225 | 171 |
| 1999 | £125,000 | £249,118 | 164 |
| 1998 | £117,200 | £236,577 | 168 |
| 1997 | £91,000 | £186,623 | 191 |
| 1996 | £90,000 | £189,806 | 173 |
| 1995 | £87,000 | £189,125 | 171 |
In cash terms the typical RM14 1 home went from £87,000 in 1995 to £513,800 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 172%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM14 1 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 1998 (+28.8% on the year before); the weakest, 2009 (−7.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM14 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.8% | +0.4% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +3.7% | +0.8% |
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
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
RM14 1 recorded 68 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 194 sales a year before the financial crisis and 142 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.
What tenants pay around RM14 1
For renting purposes RM14 1 sits in Havering. The ONS average private rent there is £1,564 a month (May 2026). 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 £513,800 median purchase price, a rent of £1,564 a month (£18,768 a year) works out at a 3.7% 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 RM14 1 (Cranham)
Are property prices falling in RM14 1 (Cranham)?
Is RM14 1 (Cranham) a good place to buy a house?
How much did a house sell for in RM14 1 (Cranham)?
Will RM14 1 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in RM14 now
The live side of the market holds 53 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole RM14 district, not just RM14 1: live asking prices are collected per district.
32% 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.
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 RM14 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.
Moving up a bedroom in RM: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. 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
The spread across the RM area is the point: the same five years treated these districts very differently.
Winners and losers across the RM area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RM14
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM14, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM14 2 | £512,500 | 36 |
| RM14 3 | £675,000 | 25 |
Zoom out to the full RM14 district report for the type split, monthly volumes and how RM14 compares with its neighbours.
Before you sell in RM14 1: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM14 1, open the average prices map and zoom from the RM14 1 shading down to the sold homes on your own street. Every recorded RM14 1 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 RM14 1.
Take it further
Behind the answers sits the same Land Registry record as this page, with RM14 1 already set as the subject. Free, one click sign in.
See every individual RM14 1 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.
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.