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Cranham market report RM14, Upminster
The standing RM14 (Cranham) property market report, rebuilt from the full public record every month. The raw material for this page is 12,848 HM Land Registry entries for RM14 (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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for RM14 (Upminster) is £535,000, from 129 registered sales, down 3% on five years earlier; the mean is £588,400, and by floor area homes here have averaged about £5,720 per square metre over the last five years. Behind the figures sit 12,848 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RM14 is a postcode district covering Upminster, Cranham, North Ockendon in Upminster. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where RM14 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.
RM14 sold prices: where the market stands
The 2026 median for RM14 is £535,000, taken from 129 registered sales. The mean, which is what most sites call the "average house price", is £588,400, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in RM14
Averaged across five years of sales, floor space in RM14 costs about £5,720 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, RM14 sits 88% above the national market.
RM14's median sold price, 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 | £535,000 | £535,000 | 129 |
| 2025 | £590,000 | £604,109 | 397 |
| 2024 | £557,500 | £592,737 | 385 |
| 2023 | £550,000 | £604,316 | 314 |
| 2022 | £580,000 | £680,116 | 414 |
| 2021 | £550,000 | £696,371 | 580 |
| 2020 | £516,000 | £669,521 | 385 |
| 2019 | £495,000 | £648,827 | 327 |
| 2018 | £495,000 | £659,844 | 374 |
| 2017 | £490,000 | £668,311 | 355 |
| 2016 | £475,000 | £664,530 | 345 |
| 2015 | £395,000 | £558,135 | 400 |
| 2014 | £360,000 | £510,723 | 422 |
| 2013 | £330,000 | £474,837 | 385 |
| 2012 | £315,000 | £463,641 | 365 |
| 2011 | £309,500 | £467,226 | 342 |
| 2010 | £315,000 | £494,001 | 367 |
| 2009 | £285,000 | £458,140 | 281 |
| 2008 | £295,000 | £483,567 | 255 |
| 2007 | £300,000 | £508,884 | 489 |
| 2006 | £260,000 | £451,327 | 580 |
| 2005 | £267,200 | £475,508 | 376 |
| 2004 | £250,000 | £454,049 | 465 |
| 2003 | £242,200 | £446,191 | 456 |
| 2002 | £200,000 | £376,298 | 492 |
| 2001 | £170,000 | £326,816 | 510 |
| 2000 | £150,000 | £294,375 | 397 |
| 1999 | £135,000 | £269,048 | 452 |
| 1998 | £125,000 | £252,321 | 459 |
| 1997 | £98,000 | £200,978 | 497 |
| 1996 | £95,000 | £200,351 | 460 |
| 1995 | £89,700 | £194,994 | 393 |
In cash terms the typical RM14 home went from £89,700 in 1995 to £535,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 174%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM14 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 (+27.6% on the year before); the weakest, 2026 (−9.3%). 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 semi-detached homes dominate the record here, 51% of the typed total. A detached home currently trades at £747,500 against £295,000 for a flat, 2.5 times the price.
Median by property type, RM14
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 | £747,500 | 16 | 2,107 |
| Semi-detached | £576,000 | 73 | 6,588 |
| Terraced | £460,000 | 21 | 2,036 |
| Flats | £295,000 | 19 | 2,117 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.3% | −11.4% |
| 5 years (since 2021) | −0.6% | −5.1% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in RM14
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
RM14 recorded 297 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 471 sales a year before the financial crisis and 328 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.
Rents around RM14
RM14 falls under Havering, where the ONS puts the average private rent 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.
Set against the £535,000 median sold price, £1,564 a month is £18,768 a year, a gross yield of 3.5%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the RM14 market
RM14 sits 2 of 20 in its area's price order, well inside the expensive end.
Asked and answered: RM14 (Cranham)
Are property prices falling in RM14 (Cranham)?
Is RM14 (Cranham) a good place to buy a house?
How much did a house sell for in RM14 (Cranham)?
Where do RM14 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 3% over five years in cash but down 23% 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.
RM14's current homes for sale
Everything above is what homes in RM14 sold for. Turning to what is actually available: 53 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 3% above the RM14 median sold price.
32% 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.
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 →
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.
Bedroom by bedroom: RM prices by size
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 | — | £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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
RM14 ranks 19 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.
Five-year change in the median, RM area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside RM14, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM14 1 | £513,800 | 68 |
| RM14 2 | £512,500 | 36 |
| RM14 3 | £675,000 | 25 |
How RM14 compares nearby
Same city, different markets. The neighbouring districts of the RM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| RM4 | £570,000 | -8% |
| RM14 (this report) | £535,000 | -3% |
| RM11 | £498,000 | +8% |
| RM2 | £487,500 | +3% |
| RM12 | £475,000 | +12% |
| RM1 | £467,500 | +37% |
| RM6 | £435,000 | +9% |
| RM13 | £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% |
Selling a home in RM14? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM14, use the average prices map for a rough value: zoom from RM14's shading down to the sold homes on your own street. The figures above are every recorded RM14 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM14.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM14. Free, with a one click sign in.
See every individual RM14 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.