Local market reports › RM area › RM20
West Thurrock market report RM20, Grays
The standing RM20 (West Thurrock) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,257 sales registered with HM Land Registry in RM20 (Grays) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 30 registered 2026 sales put the RM20 (Grays) median at £305,200, up 15% on five years earlier, with a mean of £298,500, and by floor area homes here have averaged about £4,260 per square metre over the last five years. Everything rests on 4,257 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
RM20 is a postcode district covering West Thurrock, South Stifford, Lakeside Shopping Centre in Grays. 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 RM20 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 RM20 homes really sell for
The RM20 median stands at £305,200 for 2026, built from 30 registered sales; the mean, the figure usually quoted as the "average house price", is £298,500, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in RM20
Measured by floor area, the last five years of RM20 sales average about £4,260 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 RM20 trades 7% above the country as a whole.
A typical RM20 home, priced year by year (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 | £305,200 | £305,200 | 30 |
| 2025 | £297,000 | £304,102 | 95 |
| 2024 | £310,000 | £329,594 | 63 |
| 2023 | £279,000 | £306,553 | 111 |
| 2022 | £272,000 | £318,951 | 219 |
| 2021 | £266,000 | £336,790 | 209 |
| 2020 | £319,000 | £413,909 | 195 |
| 2019 | £255,000 | £334,244 | 155 |
| 2018 | £270,000 | £359,915 | 119 |
| 2017 | £223,000 | £304,150 | 114 |
| 2016 | £207,000 | £289,595 | 137 |
| 2015 | £175,000 | £247,275 | 176 |
| 2014 | £160,000 | £226,988 | 120 |
| 2013 | £136,000 | £195,690 | 150 |
| 2012 | £143,000 | £210,478 | 178 |
| 2011 | £144,500 | £218,139 | 114 |
| 2010 | £168,000 | £263,467 | 79 |
| 2009 | £130,000 | £208,976 | 30 |
| 2008 | £136,000 | £222,933 | 61 |
| 2007 | £149,700 | £253,933 | 146 |
| 2006 | £132,000 | £229,135 | 141 |
| 2005 | £130,000 | £231,348 | 136 |
| 2004 | £121,000 | £219,760 | 182 |
| 2003 | £108,000 | £198,962 | 149 |
| 2002 | £79,500 | £149,579 | 191 |
| 2001 | £63,000 | £121,114 | 179 |
| 2000 | £58,000 | £113,825 | 176 |
| 1999 | £42,000 | £83,704 | 143 |
| 1998 | £40,500 | £81,752 | 117 |
| 1997 | £38,500 | £78,956 | 128 |
| 1996 | £31,500 | £66,432 | 127 |
| 1995 | £32,500 | £70,650 | 87 |
In cash terms the typical RM20 home went from £32,500 in 1995 to £305,200 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 332%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 26% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the RM20 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 2000 (+38.1% on the year before); the weakest, 2021 (−16.6%). 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, 49% of the typed total. In 2022, the last year both were recorded here, a detached home traded at £345,000 against £232,000 for a flat, a 49% premium.
Median by property type, RM20
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 | £345,000 (2022) | – | 44 |
| Semi-detached | £413,500 | 6 | 478 |
| Terraced | £334,000 | 13 | 2,057 |
| Flats | £225,000 | 11 | 1,637 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.8% | +0.4% |
| 5 years (since 2021) | +2.8% | −2.0% |
| 10 years (since 2016) | +4.0% | +0.5% |
| 20 years (since 2006) | +4.3% | +1.4% |
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 RM20
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 71 RM20 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 163 sales a year before the financial crisis and 104 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
How RM20 trades
Only 71 sales completed here in the last twelve months of data, which makes RM20 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. In its area's price order RM20 comes 19 of 20, towards the cheaper end of the table.
What tenants pay around RM20
RM20 falls under Thurrock, where the ONS puts the average private rent at £1,366 a month (May 2026 figures). A one-bed averages £930 a month here and a four-or-more-bed £2,174, so size does most of the work in setting the rent.
Average monthly rent by size, Thurrock
ONS Price Index of Private Rents, May 2026.
Against the £305,200 median purchase price, a rent of £1,366 a month (£16,392 a year) works out at a 5.4% 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.
Asked and answered: RM20 (West Thurrock)
Are property prices falling in RM20 (West Thurrock)?
Is RM20 (West Thurrock) a good place to buy a house?
How much did a house sell for in RM20 (West Thurrock)?
Where do RM20 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 15% over five years in cash but down 9% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in RM20 now
Everything above is what homes in RM20 sold for. This is what you could actually buy today: 27 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 8% below the RM20 median sold price.
22% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Porter Close, Grays, Essex, RM20
- Hillcrest Avenue, Grays, Essex, RM20
- London Road, Grays, Essex, RM20
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 RM20 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.
Bedroom by bedroom: RM prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
RM20 ranks 7 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside RM20, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM20 3 | £295,000 | 17 |
| RM20 4 | £334,000 | 13 |
How RM20 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 | £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 (this report) | £305,200 | +15% |
| RM19 | £223,000 | -2% |
Thinking of selling in RM20? 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 RM20, use the average prices map for a rough value: zoom from RM20's shading down to the sold homes on your own street. The figures above are every recorded RM20 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 RM20.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to RM20. Free after a one click sign in.
The live map plots every individual RM20 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.