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Harold Wood market report RM3 8, Romford
The RM3 8 (Harold Wood) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,511 HM Land Registry entries for RM3 8 (Romford), 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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in RM3 8 (Romford) sold for £382,500 in 2026, the median of 36 registered sales, up 21% on five years earlier. The mean was £373,400, and by floor area homes here have averaged about £4,460 per square metre over the last five years. The figures cover 3,511 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RM3 8 is a postcode sector: one group of streets inside RM3 (Romford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where RM3 8 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 RM3 8 sells for
The 2026 median for RM3 8 is £382,500, taken from 36 registered sales. The mean, which is what most sites call the "average house price", is £373,400, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in RM3 8
Measured by floor area, the last five years of RM3 8 sales average about £4,460 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.
The national median for England and Wales is £285,000, which puts RM3 8 34% above the country at large.
RM3 8'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 | £382,500 | £382,500 | 36 |
| 2025 | £361,000 | £369,633 | 78 |
| 2024 | £350,000 | £372,122 | 71 |
| 2023 | £340,000 | £373,577 | 85 |
| 2022 | £350,000 | £410,415 | 77 |
| 2021 | £315,000 | £398,831 | 107 |
| 2020 | £310,000 | £402,231 | 83 |
| 2019 | £285,000 | £373,567 | 85 |
| 2018 | £300,000 | £399,906 | 109 |
| 2017 | £284,000 | £387,347 | 100 |
| 2016 | £280,000 | £391,723 | 101 |
| 2015 | £236,500 | £334,175 | 92 |
| 2014 | £210,000 | £297,922 | 111 |
| 2013 | £174,800 | £251,520 | 96 |
| 2012 | £158,500 | £233,292 | 76 |
| 2011 | £155,000 | £233,990 | 77 |
| 2010 | £165,000 | £258,762 | 56 |
| 2009 | £150,500 | £241,930 | 89 |
| 2008 | £174,000 | £285,223 | 112 |
| 2007 | £170,000 | £288,367 | 208 |
| 2006 | £160,000 | £277,740 | 233 |
| 2005 | £150,000 | £266,940 | 134 |
| 2004 | £148,000 | £268,797 | 157 |
| 2003 | £133,000 | £245,018 | 150 |
| 2002 | £109,500 | £206,023 | 161 |
| 2001 | £90,000 | £173,020 | 188 |
| 2000 | £80,000 | £157,000 | 147 |
| 1999 | £60,000 | £119,577 | 112 |
| 1998 | £60,000 | £121,114 | 83 |
| 1997 | £55,000 | £112,794 | 133 |
| 1996 | £48,000 | £101,230 | 95 |
| 1995 | £47,500 | £103,258 | 69 |
In cash terms the typical RM3 8 home went from £47,500 in 1995 to £382,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 270%, 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 7% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM3 8 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 (+33.3% on the year before); the weakest, 2009 (−13.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.0% | +3.5% |
| 5 years (since 2021) | +4.0% | −0.8% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +4.5% | +1.6% |
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.
Transaction volumes
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.
RM3 8 recorded 36 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 172 sales a year before the financial crisis and 69 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.
What homes rent for around RM3 8
RM3 8 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.
Set against the £382,500 median sold price, £1,564 a month is £18,768 a year, a gross yield of 4.9%: 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.
What kind of market RM3 8 is
Only 36 sales completed here in the last twelve months of data, which makes RM3 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within RM3, this sector trades 9% below the district median: one of its district's cheaper corners.
Real searches this page gets asked
To the person who searched rental valuation romford
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £382,500 median and every recorded sale nearby, on the average prices map right down to street level.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Asked and answered: RM3 8 (Harold Wood)
How much did a house sell for in RM3 8 (Harold Wood)?
Are property prices falling in RM3 8 (Harold Wood)?
Is RM3 8 (Harold Wood) a good place to buy a house?
What happens to RM3 8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 4% 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.
RM3's current homes for sale
Turning to what is actually available: 65 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole RM3 district, not just RM3 8: live asking prices are collected per district.
16% of what is on the market here is asking below what comparable homes actually sold for. 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 RM3 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
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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in RM3
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM3, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM3 0 | £460,000 | 64 |
| RM3 7 | £420,000 | 35 |
| RM3 9 | £405,000 | 41 |
Zoom out to the full RM3 district report for the type split, monthly volumes and how RM3 compares with its neighbours.
Selling a home in RM3 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RM3 8'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 RM3 8: the featured spot on this report is free for founding agents, one per district. Claim RM3 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to RM3 8. Free after a one click sign in.
See every individual RM3 8 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.