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Rush Green market report RM7 9, Romford
The RM7 9 (Rush Green) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 2,829 registered sales in RM7 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in RM7 9 (Romford) came in at £425,000, out of 29 registered, up 18% on five years earlier, and the mean stands at £397,400, and by floor area homes here have averaged about £4,840 per square metre over the last five years. The record behind it is 2,829 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like RM7 9 is a single group of streets within RM7 (Romford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where RM7 9 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 RM7 9 homes really sell for
The RM7 9 median stands at £425,000 for 2026, built from 29 registered sales; the mean, the figure usually quoted as the "average house price", is £397,400, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
What a square metre costs in RM7 9
A square metre of RM7 9 home has cost about £4,840 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so RM7 9 trades 49% above the country as a whole.
A typical RM7 9 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 | £425,000 | £425,000 | 29 |
| 2025 | £425,000 | £435,163 | 58 |
| 2024 | £416,200 | £442,506 | 60 |
| 2023 | £397,500 | £436,755 | 52 |
| 2022 | £402,000 | £471,391 | 88 |
| 2021 | £360,000 | £455,806 | 105 |
| 2020 | £255,000 | £330,868 | 107 |
| 2019 | £345,000 | £452,212 | 71 |
| 2018 | £335,000 | £446,561 | 77 |
| 2017 | £335,000 | £456,906 | 71 |
| 2016 | £320,000 | £447,683 | 62 |
| 2015 | £245,000 | £346,185 | 72 |
| 2014 | £238,500 | £338,354 | 82 |
| 2013 | £211,500 | £304,327 | 82 |
| 2012 | £180,000 | £264,938 | 105 |
| 2011 | £209,000 | £315,510 | 61 |
| 2010 | £205,000 | £321,493 | 64 |
| 2009 | £180,000 | £289,352 | 45 |
| 2008 | £202,000 | £331,121 | 67 |
| 2007 | £207,000 | £351,130 | 129 |
| 2006 | £190,000 | £329,816 | 127 |
| 2005 | £188,200 | £334,920 | 150 |
| 2004 | £177,500 | £322,375 | 108 |
| 2003 | £157,500 | £290,153 | 119 |
| 2002 | £135,000 | £254,001 | 133 |
| 2001 | £110,000 | £211,469 | 118 |
| 2000 | £94,500 | £185,456 | 106 |
| 1999 | £79,700 | £158,838 | 114 |
| 1998 | £74,000 | £149,374 | 82 |
| 1997 | £66,400 | £136,173 | 104 |
| 1996 | £60,000 | £126,537 | 99 |
| 1995 | £59,000 | £128,257 | 82 |
In cash terms the typical RM7 9 home went from £59,000 in 1995 to £425,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 231%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 10% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RM7 9 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 2021 (+41.2% on the year before); the weakest, 2020 (−26.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +3.4% | −1.4% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +4.1% | +1.3% |
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.
How many homes change hands in RM7 9
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 29 RM7 9 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 124 sales a year before the financial crisis and 57 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 homes rent for around RM7 9
RM7 9 falls under Havering, where the ONS puts the average private rent at £1,564 a month (May 2026 figures). A one-bed averages £1,215 a month here and a four-or-more-bed £2,497, so size does most of the work in setting the rent.
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 £425,000 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.
What kind of market RM7 9 is
Only 29 sales completed here in the last twelve months of data, which makes RM7 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
RM7 9 (Rush Green): the questions that come up
How much did a house sell for in RM7 9 (Rush Green)?
Are property prices falling in RM7 9 (Rush Green)?
Is RM7 9 (Rush Green) a good place to buy a house?
What happens to RM7 9 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 18% over five years in cash but down 7% 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 9: live asking prices are collected per district.
Of everything listed here, 20% asks less than the sold record of comparable homes. 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.
What another bedroom costs in RM
What homes of each size actually sold for across the RM area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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 RM7
A few minutes' walk can separate two very different markets. Here are RM7's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RM7 0 | £425,000 | 49 |
| RM7 7 | £415,000 | 27 |
| RM7 8 | £422,500 | 30 |
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 9? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RM7 9, use the average prices map for a rough value: zoom from RM7 9's shading down to the sold homes on your own street. The figures above are every recorded RM7 9 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 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to RM7 9. Free after a one click sign in.
The live map plots every individual RM7 9 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.