Local market reports › RM area › RM7 › RM7 8
Rush Green market report RM7 8, Romford
The RM7 8 (Rush Green) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,558 HM Land Registry entries for RM7 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 30 registered 2026 sales put the RM7 8 (Romford) median at £422,500, up 9% on five years earlier, with a mean of £399,000, and by floor area homes here have averaged about £4,950 per square metre over the last five years. Everything rests on 3,558 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
RM7 8 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 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 buyers actually paid in RM7 8
30 sales were registered in RM7 8 in 2026, and the middle one of them, the median, went for £422,500. The mean works out at £399,000, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
What a square metre costs in RM7 8
By floor space, homes in RM7 8 have sold for about £4,950 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.
England and Wales as a whole trade at a £285,000 median, leaving RM7 8 48% above the national figure.
The price of a typical RM7 8 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 | £422,500 | £422,500 | 30 |
| 2025 | £430,000 | £440,283 | 82 |
| 2024 | £430,000 | £457,178 | 85 |
| 2023 | £431,800 | £474,443 | 84 |
| 2022 | £425,000 | £498,361 | 109 |
| 2021 | £386,000 | £488,726 | 129 |
| 2020 | £360,000 | £467,107 | 105 |
| 2019 | £341,000 | £446,969 | 96 |
| 2018 | £345,000 | £459,892 | 90 |
| 2017 | £340,000 | £463,726 | 118 |
| 2016 | £316,200 | £442,367 | 114 |
| 2015 | £277,000 | £391,401 | 123 |
| 2014 | £250,000 | £354,669 | 122 |
| 2013 | £222,000 | £319,436 | 101 |
| 2012 | £195,000 | £287,016 | 75 |
| 2011 | £202,500 | £305,697 | 101 |
| 2010 | £201,800 | £316,474 | 98 |
| 2009 | £195,000 | £313,464 | 73 |
| 2008 | £205,000 | £336,038 | 87 |
| 2007 | £215,000 | £364,700 | 178 |
| 2006 | £197,200 | £342,314 | 164 |
| 2005 | £183,000 | £325,666 | 117 |
| 2004 | £178,000 | £323,283 | 147 |
| 2003 | £165,000 | £303,970 | 133 |
| 2002 | £135,000 | £254,001 | 144 |
| 2001 | £110,000 | £211,469 | 130 |
| 2000 | £100,000 | £196,250 | 117 |
| 1999 | £86,000 | £171,394 | 132 |
| 1998 | £75,600 | £152,604 | 112 |
| 1997 | £69,500 | £142,530 | 133 |
| 1996 | £63,800 | £134,551 | 116 |
| 1995 | £60,000 | £130,431 | 113 |
In cash terms the typical RM7 8 home went from £60,000 in 1995 to £422,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 224%, 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 15% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RM7 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 2002 (+22.7% on the year before); the weakest, 2009 (−4.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RM7 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.7% | −4.0% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 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.
How many homes change hands in RM7 8
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 30 RM7 8 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 141 sales a year before the financial crisis and 78 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.
Rents around RM7 8
RM7 8 falls under Havering, where the ONS puts the average private rent 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.
£1,564 a month is £18,768 a year, which against the £422,500 median sold price makes a gross yield of 4.4%. 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.
Reading the RM7 8 market
This is a thin market: 30 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 8 (Rush Green)
Is RM7 8 (Rush Green) a good place to buy a house?
How much did a house sell for in RM7 8 (Rush Green)?
Are property prices falling in RM7 8 (Rush Green)?
Will RM7 8 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 9% over five years in cash but down 14% 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.
What you could buy in RM7 now
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 8: live asking prices are collected per district.
20% 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.
- White Hart Lane, Romford, Romford
- White Hart Lane, Romford, RM7 8LZ, Romford
- White Hart Lane, Romford, RM7
"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 RM7 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
The Land Registry record, split by size: what each kind of home actually sold for across the RM area. 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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.
Winners and losers across the RM area, five years
Cash-terms risers and fallers across the area; click any row for that district's full 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 7 | £415,000 | 27 |
| 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.
Before you sell in RM7 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM7 8, use the average prices map for a rough value: zoom from RM7 8's shading down to the sold homes on your own street. The figures above are every recorded RM7 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RM7 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to RM7 8. Free after a one click sign in.
Two maps carry on from here: every RM7 8 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.