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Chadwell Heath market report RM6 5, Romford
The RM6 5 (Chadwell Heath) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,774 registered sales in RM6 5 (Romford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in RM6 5 (Romford) came in at £451,000, out of 19 registered, up 9% on five years earlier, and the mean stands at £412,200, and by floor area homes here have averaged about £4,850 per square metre over the last five years. The record behind it is 3,774 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
RM6 5 is a postcode sector: one group of streets inside RM6 (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 RM6 5 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 RM6 5 homes really sell for
The RM6 5 median stands at £451,000 for 2026, built from 19 registered sales; the mean, the figure usually quoted as the "average house price", is £412,200, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
What a square metre costs in RM6 5
By floor space, homes in RM6 5 have sold for about £4,850 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so RM6 5 trades 58% above the country as a whole.
A typical RM6 5 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 | £451,000 | £451,000 | 19 |
| 2025 | £442,300 | £452,877 | 104 |
| 2024 | £432,500 | £459,836 | 82 |
| 2023 | £430,000 | £472,465 | 69 |
| 2022 | £430,000 | £504,224 | 100 |
| 2021 | £414,500 | £524,810 | 116 |
| 2020 | £390,000 | £506,033 | 84 |
| 2019 | £360,000 | £471,874 | 107 |
| 2018 | £352,000 | £469,223 | 130 |
| 2017 | £357,500 | £487,594 | 92 |
| 2016 | £330,000 | £461,673 | 109 |
| 2015 | £293,800 | £415,139 | 114 |
| 2014 | £250,000 | £354,669 | 96 |
| 2013 | £220,000 | £316,558 | 105 |
| 2012 | £235,000 | £345,891 | 79 |
| 2011 | £230,000 | £347,212 | 89 |
| 2010 | £225,000 | £352,858 | 97 |
| 2009 | £215,000 | £345,614 | 83 |
| 2008 | £228,000 | £373,740 | 119 |
| 2007 | £235,000 | £398,625 | 199 |
| 2006 | £215,000 | £373,213 | 215 |
| 2005 | £198,000 | £352,360 | 154 |
| 2004 | £189,000 | £343,261 | 168 |
| 2003 | £175,200 | £322,761 | 148 |
| 2002 | £145,000 | £272,816 | 188 |
| 2001 | £120,000 | £230,694 | 174 |
| 2000 | £100,000 | £196,250 | 168 |
| 1999 | £92,000 | £183,351 | 124 |
| 1998 | £79,000 | £159,467 | 112 |
| 1997 | £76,500 | £156,886 | 123 |
| 1996 | £60,000 | £126,537 | 131 |
| 1995 | £65,800 | £143,039 | 76 |
In cash terms the typical RM6 5 home went from £65,800 in 1995 to £451,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 215%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 14% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM6 5 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 1997 (+27.5% on the year before); the weakest, 1996 (−8.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM6 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.0% | −0.4% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +3.8% | +1.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in RM6 5
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.
Over the last twelve months of data, 19 sales completed in RM6 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 177 sales a year before the financial crisis and 75 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.
Reading the RM6 5 market
Only 19 sales completed here in the last twelve months of data, which makes RM6 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
The rental side of RM6 5
For renting purposes RM6 5 sits in Barking and Dagenham. The ONS average private rent there is £1,690 a month (May 2026). A one-bed averages £1,371 a month here and a four-or-more-bed £2,507, so size does most of the work in setting the rent.
Average monthly rent by size, Barking and Dagenham
ONS Price Index of Private Rents, May 2026.
£1,690 a month is £20,280 a year, which against the £451,000 median sold price makes a gross yield of 4.5%. 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.
Common questions on RM6 5 (Chadwell Heath)
How much did a house sell for in RM6 5 (Chadwell Heath)?
Are property prices falling in RM6 5 (Chadwell Heath)?
Is RM6 5 (Chadwell Heath) a good place to buy a house?
What happens to RM6 5 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 9% over five years in cash but down 14% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in RM6 right now
The live side of the market holds 141 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole RM6 district, not just RM6 5: live asking prices are collected per district.
10% 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.
- Arneways Avenue, Marks Gate, Chadwell Heath, RM6, Romford
- Sherman Gardens, Chadwell Heath, Romford, Chadwell Heath
- Longhayes Court, Romford, RM6
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 RM6 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. 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%) | — | — |
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. 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.
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.
Other sectors in RM6
Sector boundaries hide real price steps. The rest of RM6, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM6 4 | £435,000 | 36 |
| RM6 6 | £419,000 | 30 |
Zoom out to the full RM6 district report for the type split, monthly volumes and how RM6 compares with its neighbours.
Selling in RM6 5? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RM6 5, open the average prices map and zoom from the RM6 5 shading down to the sold homes on your own street. Every recorded RM6 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM6 5.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RM6 5 already set as the subject. Free, one click sign in.
Two maps carry on from here: every RM6 5 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.