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Chadwell Heath market report RM6, Romford
The standing RM6 (Chadwell Heath) property market report, rebuilt from the full public record every month. Everything below comes from 14,439 sales recorded by HM Land Registry in RM6 (Romford) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 85 registered 2026 sales put the RM6 (Romford) median at £435,000, up 9% on five years earlier, with a mean of £402,700, and by floor area homes here have averaged about £4,860 per square metre over the last five years. Everything rests on 14,439 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
RM6 is the postcode district covering Chadwell Heath, Marks Gate, Little Heath in Romford. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where RM6 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.
Today's RM6 prices, from the sold record
85 sales were registered in RM6 in 2026, and the middle one of them, the median, went for £435,000. The mean works out at £402,700, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
House prices per square metre in RM6
Measured by floor area, the last five years of RM6 sales average about £4,860 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.
Set against the £285,000 England and Wales median, RM6 sits 53% above the national market.
A typical RM6 home, priced year by year (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 | £435,000 | £435,000 | 85 |
| 2025 | £443,600 | £454,208 | 260 |
| 2024 | £425,000 | £451,862 | 254 |
| 2023 | £435,000 | £477,959 | 203 |
| 2022 | £426,000 | £499,534 | 324 |
| 2021 | £400,000 | £506,452 | 339 |
| 2020 | £400,000 | £519,008 | 219 |
| 2019 | £361,000 | £473,185 | 314 |
| 2018 | £336,000 | £447,894 | 360 |
| 2017 | £344,000 | £469,181 | 351 |
| 2016 | £330,000 | £461,673 | 354 |
| 2015 | £279,000 | £394,227 | 430 |
| 2014 | £250,000 | £354,669 | 404 |
| 2013 | £237,500 | £341,739 | 330 |
| 2012 | £230,000 | £338,531 | 316 |
| 2011 | £220,000 | £332,115 | 293 |
| 2010 | £225,000 | £352,858 | 333 |
| 2009 | £203,000 | £326,324 | 251 |
| 2008 | £227,500 | £372,921 | 354 |
| 2007 | £225,000 | £381,663 | 802 |
| 2006 | £210,000 | £364,533 | 792 |
| 2005 | £190,000 | £338,123 | 709 |
| 2004 | £192,000 | £348,710 | 842 |
| 2003 | £168,000 | £309,497 | 711 |
| 2002 | £140,000 | £263,409 | 859 |
| 2001 | £118,000 | £226,849 | 699 |
| 2000 | £94,000 | £184,475 | 629 |
| 1999 | £81,700 | £162,824 | 578 |
| 1998 | £76,000 | £153,411 | 543 |
| 1997 | £66,000 | £135,353 | 557 |
| 1996 | £60,000 | £126,537 | 503 |
| 1995 | £63,500 | £138,039 | 441 |
In cash terms the typical RM6 home went from £63,500 in 1995 to £435,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 215%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 16% 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 RM6 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 2001 (+25.5% on the year before); the weakest, 2009 (−10.8%). 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, 51% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £515,000 against £248,000 for a flat, 2.1 times the price.
Median by property type, RM6
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 | £515,000 (2025) | – | 258 |
| Semi-detached | £455,000 | 10 | 2,348 |
| Terraced | £470,000 | 51 | 7,343 |
| Flats | £215,000 | 20 | 4,479 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.9% | −4.2% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Transaction volumes
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 192 sales completed in RM6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 755 sales a year before the financial crisis and 225 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.
What tenants pay around RM6
For renting purposes RM6 sits in Redbridge. The ONS average private rent there is £1,725 a month (May 2026). The spread runs from £1,365 a month for a typical one-bed to £2,714 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Against the £435,000 median purchase price, a rent of £1,725 a month (£20,700 a year) works out at a 4.8% 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.
What people ask about RM6 (Chadwell Heath)
How much did a house sell for in RM6 (Chadwell Heath)?
Are property prices falling in RM6 (Chadwell Heath)?
Is RM6 (Chadwell Heath) a good place to buy a house?
What happens to RM6 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 9% over five years in cash but down 14% 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 RM6 now
Everything above is what homes in RM6 sold for. The live side of the market holds 141 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 2% below the RM6 median sold price.
10% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Arneways Avenue, Marks Gate, Chadwell Heath, RM6, Romford
- Sherman Gardens, Chadwell Heath, Romford, Chadwell Heath
- Longhayes Court, Romford, RM6
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every RM6 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in RM
Real sold prices by size across the RM area, straight 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%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
RM6 ranks 15 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 RM6, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM6 4 | £435,000 | 36 |
| RM6 5 | £451,000 | 19 |
| RM6 6 | £419,000 | 30 |
How RM6 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 (this report) | £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% |
Before you sell in RM6: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM6, use the average prices map for a rough value: zoom from RM6's shading down to the sold homes on your own street. The figures above are every recorded RM6 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working RM6: the featured spot on this report is free for founding agents, one per district. Claim RM6.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RM6 already set as the subject. Free, one click sign in.
The live map plots every individual RM6 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.
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.