Local market reports › RM area › RM14 › RM14 2
Cranham market report RM14 2, Upminster
The RM14 2 (Cranham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,387 HM Land Registry entries for RM14 2 (Upminster), 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in RM14 2 (Upminster) sold for £512,500 in 2026, the median of 36 registered sales, down 2% on five years earlier. The mean was £526,800, and by floor area homes here have averaged about £6,020 per square metre over the last five years. The figures cover 4,387 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RM14 2 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 2 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 a home in RM14 2 sells for
Across 36 registered 2026 sales, the typical (median) RM14 2 home went for £512,500. The mean is £526,800, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in RM14 2
Measured by floor area, the last five years of RM14 2 sales average about £6,020 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so RM14 2 trades 80% above the country as a whole.
A typical RM14 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £512,500 | £512,500 | 36 |
| 2025 | £611,000 | £625,611 | 132 |
| 2024 | £555,000 | £590,079 | 125 |
| 2023 | £557,500 | £612,556 | 94 |
| 2022 | £590,000 | £691,842 | 127 |
| 2021 | £525,000 | £664,718 | 153 |
| 2020 | £512,500 | £664,979 | 108 |
| 2019 | £585,000 | £766,795 | 113 |
| 2018 | £525,000 | £699,835 | 121 |
| 2017 | £477,500 | £651,262 | 122 |
| 2016 | £480,000 | £671,525 | 115 |
| 2015 | £410,000 | £579,330 | 149 |
| 2014 | £338,000 | £479,512 | 137 |
| 2013 | £330,000 | £474,837 | 136 |
| 2012 | £315,000 | £463,641 | 125 |
| 2011 | £290,000 | £437,788 | 113 |
| 2010 | £350,000 | £548,890 | 122 |
| 2009 | £250,000 | £401,877 | 114 |
| 2008 | £260,000 | £426,195 | 79 |
| 2007 | £290,000 | £491,921 | 169 |
| 2006 | £250,000 | £433,968 | 199 |
| 2005 | £256,000 | £455,577 | 132 |
| 2004 | £231,800 | £420,994 | 170 |
| 2003 | £243,800 | £449,139 | 162 |
| 2002 | £193,500 | £364,069 | 176 |
| 2001 | £155,000 | £297,980 | 196 |
| 2000 | £130,000 | £255,125 | 135 |
| 1999 | £125,000 | £249,118 | 170 |
| 1998 | £106,000 | £213,969 | 166 |
| 1997 | £91,500 | £187,648 | 179 |
| 1996 | £84,500 | £178,207 | 172 |
| 1995 | £84,500 | £183,690 | 140 |
In cash terms the typical RM14 2 home went from £84,500 in 1995 to £512,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 179%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2019; the current median sits about 33% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the RM14 2 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 2010 (+40.0% on the year before); the weakest, 2011 (−17.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM14 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.1% | −18.1% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 10 years (since 2016) | +0.7% | −2.7% |
| 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.
How many homes change hands in RM14 2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 36 RM14 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 167 sales a year before the financial crisis and 103 a year over the last five. 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.
The rental side of RM14 2
The local authority for RM14 2 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 £512,500 median sold price makes a gross yield of 3.7%. 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.
How RM14 2 trades
This is a thin market: 36 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Common questions on RM14 2 (Cranham)
Is RM14 2 (Cranham) a good place to buy a house?
How much did a house sell for in RM14 2 (Cranham)?
Are property prices falling in RM14 2 (Cranham)?
Are RM14 2 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 23% 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 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 2: 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.
"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 RM14 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.
What another bedroom costs 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. Blank cells mean too few homes for the figure to mean anything.
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 biggest risers and fallers in cash terms; every row links to that district's 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 1 | £513,800 | 68 |
| 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 2: 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 RM14 2'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.
Estate agents working RM14 2: the featured spot on this report is free for founding agents, one per district. Claim RM14 2.
Take it further
Behind the answers sits the same Land Registry record as this page, with RM14 2 already set as the subject. Free, one click sign in.
Two maps carry on from here: every RM14 2 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.
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.