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Rush Green market report RM7 7, Romford
The standing RM7 7 (Rush Green) property market report, rebuilt from the full public record every month. The raw material for this page is 2,456 HM Land Registry entries for RM7 7 (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 middle 2026 sale in RM7 7 (Romford) came in at £415,000, out of 27 registered, up 11% on five years earlier, and the mean stands at £384,500, and by floor area homes here have averaged about £4,730 per square metre over the last five years. The record behind it is 2,456 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
RM7 7 is one sector of RM7 (Romford): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where RM7 7 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 RM7 7 sells for
Across 27 registered 2026 sales, the typical (median) RM7 7 home went for £415,000. The mean is £384,500, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in RM7 7
Per square metre, RM7 7 homes have averaged around £4,730 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts RM7 7 46% above the country at large.
The price of a typical RM7 7 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £415,000 | £415,000 | 27 |
| 2025 | £430,000 | £440,283 | 85 |
| 2024 | £422,500 | £449,204 | 56 |
| 2023 | £430,000 | £472,465 | 33 |
| 2022 | £425,000 | £498,361 | 67 |
| 2021 | £372,500 | £471,633 | 72 |
| 2020 | £339,200 | £440,119 | 46 |
| 2019 | £351,000 | £460,077 | 70 |
| 2018 | £360,800 | £480,953 | 78 |
| 2017 | £350,000 | £477,365 | 74 |
| 2016 | £324,000 | £453,279 | 78 |
| 2015 | £270,000 | £381,510 | 78 |
| 2014 | £250,000 | £354,669 | 84 |
| 2013 | £231,000 | £332,386 | 67 |
| 2012 | £195,000 | £287,016 | 46 |
| 2011 | £195,800 | £295,583 | 48 |
| 2010 | £214,000 | £335,607 | 53 |
| 2009 | £159,800 | £256,880 | 60 |
| 2008 | £220,000 | £360,626 | 78 |
| 2007 | £205,000 | £347,737 | 120 |
| 2006 | £189,000 | £328,080 | 105 |
| 2005 | £179,500 | £319,438 | 80 |
| 2004 | £175,000 | £317,834 | 102 |
| 2003 | £170,000 | £313,181 | 104 |
| 2002 | £131,000 | £246,475 | 118 |
| 2001 | £111,000 | £213,392 | 97 |
| 2000 | £96,000 | £188,400 | 88 |
| 1999 | £78,900 | £157,244 | 106 |
| 1998 | £74,000 | £149,374 | 89 |
| 1997 | £66,900 | £137,198 | 80 |
| 1996 | £56,000 | £118,101 | 95 |
| 1995 | £60,000 | £130,431 | 72 |
In cash terms the typical RM7 7 home went from £60,000 in 1995 to £415,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 218%, 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 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM7 7 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 2010 (+33.9% on the year before); the weakest, 2009 (−27.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.5% | −5.7% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
Sales activity in RM7 7
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.
The register shows 27 RM7 7 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 102 sales a year before the financial crisis and 54 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around RM7 7
The local authority for RM7 7 is Havering, and its ONS average private rent currently stands 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.
Against the £415,000 median purchase price, a rent of £1,564 a month (£18,768 a year) works out at a 4.5% 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 kind of market RM7 7 is
This is a thin market: 27 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.
Common questions on RM7 7 (Rush Green)
Are property prices falling in RM7 7 (Rush Green)?
Is RM7 7 (Rush Green) a good place to buy a house?
How much did a house sell for in RM7 7 (Rush Green)?
What happens to RM7 7 prices now?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
RM7's current homes for sale
This is what you could actually buy today: 95 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole RM7 district, not just RM7 7: live asking prices are collected per district.
20% 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.
- White Hart Lane, Romford, Romford
- White Hart Lane, Romford, RM7 8LZ, Romford
- White Hart Lane, Romford, RM7
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 RM7 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
What homes of each size actually sold for across the RM area, 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. 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RM7
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RM7, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM7 0 | £425,000 | 49 |
| RM7 8 | £422,500 | 30 |
| RM7 9 | £425,000 | 29 |
Zoom out to the full RM7 district report for the type split, monthly volumes and how RM7 compares with its neighbours.
Selling a home in RM7 7? 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 RM7 7'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM7 7.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RM7 7. Free, with a one click sign in.
Two maps carry on from here: every RM7 7 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.