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Southend-on-Sea market report SS
The standing SS (Southend-on-Sea) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 299,542 completed sales registered with HM Land Registry in the SS postcode area (Southend-on-Sea) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: a typical the SS postcode area (Southend-on-Sea) home changed hands for £360,000 in 2026 (median of 3,334 registered sales, up 8% on five years earlier), with the mean at £385,800, and by floor area homes here have averaged about £4,300 per square metre over the last five years. Source: 299,542 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SS is the postcode area centred on Southend-on-Sea, taking in 17 districts. Figures this wide smooth over big local differences, so use the district reports below for anywhere specific.
Where SS 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.
The going rate for a home in SS
The 2026 median for SS is £360,000, taken from 3,334 registered sales. The mean, which is what most sites call the "average house price", is £385,800, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in SS
A square metre of SS home has cost about £4,300 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.
The national median for England and Wales is £285,000, which puts SS 26% above the country at large.
SS's median sold price, 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 | £360,000 | £360,000 | 3,334 |
| 2025 | £365,000 | £373,728 | 7,990 |
| 2024 | £354,800 | £377,225 | 7,212 |
| 2023 | £355,000 | £390,058 | 6,164 |
| 2022 | £357,000 | £418,623 | 8,626 |
| 2021 | £333,200 | £421,874 | 10,928 |
| 2020 | £315,000 | £408,719 | 7,084 |
| 2019 | £300,000 | £393,228 | 7,859 |
| 2018 | £293,000 | £390,575 | 8,552 |
| 2017 | £285,000 | £388,711 | 9,014 |
| 2016 | £263,000 | £367,940 | 9,437 |
| 2015 | £235,000 | £332,055 | 9,673 |
| 2014 | £212,000 | £300,759 | 9,552 |
| 2013 | £190,000 | £273,391 | 7,853 |
| 2012 | £185,100 | £272,444 | 6,684 |
| 2011 | £185,000 | £279,279 | 6,499 |
| 2010 | £185,000 | £290,128 | 6,344 |
| 2009 | £175,000 | £281,314 | 6,079 |
| 2008 | £184,000 | £301,615 | 6,200 |
| 2007 | £186,000 | £315,508 | 12,798 |
| 2006 | £173,500 | £301,174 | 12,807 |
| 2005 | £165,000 | £293,634 | 10,304 |
| 2004 | £160,000 | £290,591 | 12,229 |
| 2003 | £143,000 | £263,441 | 11,956 |
| 2002 | £118,000 | £222,016 | 13,405 |
| 2001 | £94,000 | £180,710 | 12,896 |
| 2000 | £80,000 | £157,000 | 11,804 |
| 1999 | £71,500 | £142,496 | 13,260 |
| 1998 | £65,200 | £131,611 | 11,407 |
| 1997 | £60,000 | £123,048 | 11,910 |
| 1996 | £55,000 | £115,993 | 10,754 |
| 1995 | £54,000 | £117,388 | 8,928 |
In cash terms the typical SS home went from £54,000 in 1995 to £360,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 207%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 15% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SS 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 (+25.5% 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 SS has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.4% | −3.7% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 6 years (since 2020) | +2.3% | −2.1% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 33% of the typed total. A detached home currently trades at £500,000 against £215,000 for a flat, 2.3 times the price.
Median by property type, SS
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 | £500,000 | 755 | 67,568 |
| Semi-detached | £385,000 | 1,175 | 97,672 |
| Terraced | £325,000 | 782 | 70,318 |
| Flats | £215,000 | 622 | 63,984 |
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
SS recorded 6,027 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 12,275 sales a year before the financial crisis and 6,665 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.
What homes rent for around SS
The local authority for SS is Basildon, the local authority covering most of the SS area (parts fall under Southend-on-Sea and Rochford, where rents differ), and its ONS average private rent currently stands at £1,410 a month (May 2026 figures). Size sets most of the rent: one-beds average £972 a month here against £2,104 for four or more bedrooms.
Average monthly rent by size, Basildon
ONS Price Index of Private Rents, May 2026.
Against the £360,000 median purchase price, a rent of £1,410 a month (£16,920 a year) works out at a 4.7% 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.
SS (Southend-on-Sea): the questions that come up
Is SS (Southend-on-Sea) a good place to buy a house?
How much did a house sell for in SS (Southend-on-Sea)?
Are property prices falling in SS (Southend-on-Sea)?
Where do SS prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 8% over five years in cash but down 15% 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.
On the market in SS today
Everything above is what homes in SS sold for. This is what you could actually buy today: 60 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 4% above the SS median sold price.
SS registered 6,027 sales in the last twelve months; the 60 homes listed now would take about a week to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
25% 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.
- Weston Road, Southend on sea, Southend on sea
- Fraser Close, Shoeburyness, SS3, Shoeburyness
- Wilson Road, Southend On Sea, Southend On Sea
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 SS home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Month by month: when SS sells
March is when SS changes hands most (11.3% of the 40,920 sales dated 2021 to 2025); April is the quiet end at 6.7%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 2,842 | 6.9% |
| February | 3,235 | 7.9% |
| March | 4,638 | 11.3% |
| April | 2,752 | 6.7% |
| May | 2,910 | 7.1% |
| June | 4,250 | 10.4% |
| July | 3,122 | 7.6% |
| August | 3,556 | 8.7% |
| September | 3,953 | 9.7% |
| October | 3,148 | 7.7% |
| November | 3,434 | 8.4% |
| December | 3,080 | 7.5% |
Moving up a bedroom in SS: the cost
What homes of each size actually sold for across the SS 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 | £310,000 | £395,000 (+27%) | £460,000 (+16%) | £570,000 (+24%) | £720,000 (+26%) |
| Semi-detached | £315,000 | £350,000 (+11%) | £380,000 (+9%) | £435,000 (+14%) | £525,000 (+21%) |
| Terraced | £268,000 | £315,000 (+18%) | £328,000 (+4%) | £386,750 (+18%) | £443,000 (+15%) |
| Flat | £176,000 | £230,000 (+31%) | £270,000 (+17%) | £350,000 (+30%) | £420,000 (+20%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the SS area is the point: the same five years treated these districts very differently.
Five-year change in the median, SS area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
District by district
The area medians above hide a lot. Here is every SS district with enough sales to measure, dearest first; each links to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| SS5 Hockley, Hullbridge | £420,000 | +5% | 147 |
| SS6 Rayleigh | £412,500 | +6% | 201 |
| SS9 Leigh-on-Sea, Eastwood | £401,200 | +3% | 374 |
| SS11 Wickford (north and east), Shotgate | £395,000 | +5% | 125 |
| SS7 Hadleigh, South Benfleet | £390,000 | +8% | 322 |
| SS12 Wickford (south and west), North Benfleet | £375,000 | +9% | 157 |
| SS17 Stanford-le-Hope, Corringham | £373,000 | +13% | 229 |
| SS4 Rochford, Ashingdon | £365,000 | +11% | 150 |
| SS3 Shoeburyness, Great Wakering | £350,000 | +7% | 155 |
| SS16 Langdon Hills, Vange | £350,000 | +6% | 189 |
| SS15 Laindon | £330,000 | +8% | 183 |
| SS8 Canvey Island | £325,000 | +16% | 237 |
| SS14 Basildon | £325,000 | +14% | 134 |
| SS0 Westcliff-on-Sea, Chalkwell | £322,500 | +13% | 244 |
| SS1 Southend-on-Sea, Thorpe Bay | £321,200 | +4% | 156 |
| SS2 Southend-on-Sea, Prittlewell | £318,800 | +10% | 238 |
| SS13 Pitsea | £300,000 | +11% | 93 |
Thinking of selling in SS? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SS, open the average prices map and zoom from the SS shading down to the sold homes on your own street. Every recorded SS sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SS. Free after a one click sign in.
See every individual SS sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.