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Collier Row market report RM5 2, Romford
The RM5 2 (Collier Row) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,812 HM Land Registry entries for RM5 2 (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 2026 median for RM5 2 (Romford) is £426,000, from 47 registered sales, up 7% on five years earlier; the mean is £409,200, and by floor area homes here have averaged about £4,890 per square metre over the last five years. Behind the figures sit 3,812 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RM5 2 is a postcode sector: one group of streets inside RM5 (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 RM5 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 buyers actually paid in RM5 2
47 sales were registered in RM5 2 in 2026, and the middle one of them, the median, went for £426,000. The mean works out at £409,200, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in RM5 2
Measured by floor area, the last five years of RM5 2 sales average about £4,890 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 RM5 2 49% above the country at large.
The price of a typical RM5 2 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 | £426,000 | £426,000 | 47 |
| 2025 | £443,200 | £453,798 | 98 |
| 2024 | £420,000 | £446,546 | 86 |
| 2023 | £427,000 | £469,169 | 81 |
| 2022 | £435,000 | £510,087 | 101 |
| 2021 | £400,000 | £506,452 | 168 |
| 2020 | £362,500 | £470,351 | 84 |
| 2019 | £360,000 | £471,874 | 96 |
| 2018 | £350,000 | £466,557 | 119 |
| 2017 | £355,000 | £484,184 | 128 |
| 2016 | £340,000 | £475,663 | 135 |
| 2015 | £285,000 | £402,705 | 127 |
| 2014 | £250,000 | £354,669 | 131 |
| 2013 | £220,500 | £317,277 | 108 |
| 2012 | £209,000 | £307,622 | 101 |
| 2011 | £210,000 | £317,019 | 81 |
| 2010 | £216,000 | £338,744 | 99 |
| 2009 | £190,000 | £305,427 | 79 |
| 2008 | £233,000 | £381,936 | 101 |
| 2007 | £218,500 | £370,637 | 184 |
| 2006 | £198,000 | £343,703 | 199 |
| 2005 | £195,000 | £347,021 | 125 |
| 2004 | £190,000 | £345,077 | 159 |
| 2003 | £170,000 | £313,181 | 157 |
| 2002 | £140,000 | £263,409 | 173 |
| 2001 | £120,000 | £230,694 | 140 |
| 2000 | £110,000 | £215,875 | 129 |
| 1999 | £85,000 | £169,401 | 118 |
| 1998 | £80,500 | £162,495 | 124 |
| 1997 | £73,700 | £151,144 | 136 |
| 1996 | £66,000 | £139,191 | 101 |
| 1995 | £65,500 | £142,387 | 97 |
In cash terms the typical RM5 2 home went from £65,500 in 1995 to £426,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 199%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 16% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the RM5 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 2000 (+29.4% on the year before); the weakest, 2009 (−18.5%). 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) | −3.9% | −6.1% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
Sales activity in RM5 2
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.
RM5 2 recorded 47 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 158 sales a year before the financial crisis and 83 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 tenants pay around RM5 2
The local authority for RM5 2 is Havering, and its ONS average private rent currently stands 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 £426,000 median sold price, £1,564 a month is £18,768 a year, a gross yield of 4.4%: 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 RM5 2 market
This is a thin market: 47 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.
What people ask about RM5 2 (Collier Row)
Is RM5 2 (Collier Row) a good place to buy a house?
How much did a house sell for in RM5 2 (Collier Row)?
Are property prices falling in RM5 2 (Collier Row)?
Are RM5 2 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 16% 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.
RM5's current homes for sale
The live side of the market holds 46 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole RM5 district, not just RM5 2: live asking prices are collected per district.
20% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 RM5 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
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
The spread across the RM area is the point: the same five years treated these districts very differently.
Five-year change in the median, RM area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RM5
A few minutes' walk can separate two very different markets. Here are RM5's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM5 3 | £451,200 | 46 |
Zoom out to the full RM5 district report for the type split, monthly volumes and how RM5 compares with its neighbours.
Before you sell in RM5 2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM5 2, use the average prices map for a rough value: zoom from RM5 2's shading down to the sold homes on your own street. The figures above are every recorded RM5 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working RM5 2: the featured spot on this report is free for founding agents, one per district. Claim RM5 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to RM5 2. Free after a one click sign in.
Two maps carry on from here: every RM5 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.