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Langdon Hills market report SS16 5, Basildon
The SS16 5 (Langdon Hills) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 5,127 sales recorded by HM Land Registry in SS16 5 (Basildon) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in SS16 5 (Basildon) sold for £370,000 in 2026, the median of 63 registered sales, down 6% on five years earlier. The mean was £433,800, and by floor area homes here have averaged about £4,320 per square metre over the last five years. The figures cover 5,127 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
SS16 5 is one sector of SS16 (Basildon): 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 SS16 5 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 SS16 5 prices, from the sold record
The 2026 median for SS16 5 is £370,000, taken from 63 registered sales. The mean, which is what most sites call the "average house price", is £433,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SS16 5
The last five years of sales put SS16 5 at roughly £4,320 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving SS16 5 30% above the national figure.
A typical SS16 5 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £370,000 | £370,000 | 63 |
| 2025 | £380,000 | £389,087 | 187 |
| 2024 | £385,000 | £409,334 | 174 |
| 2023 | £355,500 | £390,608 | 164 |
| 2022 | £452,500 | £530,608 | 218 |
| 2021 | £395,000 | £500,121 | 232 |
| 2020 | £373,800 | £485,013 | 152 |
| 2019 | £386,000 | £505,954 | 240 |
| 2018 | £310,800 | £414,302 | 206 |
| 2017 | £268,000 | £365,525 | 147 |
| 2016 | £245,000 | £342,757 | 154 |
| 2015 | £174,000 | £245,862 | 326 |
| 2014 | £175,000 | £248,268 | 156 |
| 2013 | £158,500 | £228,066 | 154 |
| 2012 | £161,500 | £237,708 | 126 |
| 2011 | £152,500 | £230,216 | 118 |
| 2010 | £157,500 | £247,001 | 127 |
| 2009 | £152,400 | £244,984 | 96 |
| 2008 | £180,000 | £295,058 | 65 |
| 2007 | £178,000 | £301,938 | 162 |
| 2006 | £156,000 | £270,796 | 179 |
| 2005 | £151,000 | £268,719 | 139 |
| 2004 | £150,000 | £272,429 | 176 |
| 2003 | £135,000 | £248,703 | 184 |
| 2002 | £105,500 | £198,497 | 156 |
| 2001 | £87,500 | £168,214 | 145 |
| 2000 | £73,800 | £144,833 | 137 |
| 1999 | £64,200 | £127,947 | 170 |
| 1998 | £60,000 | £121,114 | 144 |
| 1997 | £54,000 | £110,743 | 159 |
| 1996 | £53,000 | £111,775 | 135 |
| 1995 | £50,800 | £110,431 | 136 |
In cash terms the typical SS16 5 home went from £50,800 in 1995 to £370,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 235%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SS16 5 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 2016 (+40.8% on the year before); the weakest, 2023 (−21.4%). 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) | −2.6% | −4.9% |
| 5 years (since 2021) | −1.3% | −5.8% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +4.4% | +1.6% |
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.
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.
Over the last twelve months of data, 63 sales completed in SS16 5. Turnover has held fairly steady across the cycle: about 161 sales a year recently, against 160 a year before 2008. 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 SS16 5
For renting purposes SS16 5 sits in Basildon. The ONS average private rent there is £1,410 a month (May 2026). A one-bed averages £972 a month here and a four-or-more-bed £2,104, so size does most of the work in setting the rent.
Average monthly rent by size, Basildon
ONS Price Index of Private Rents, May 2026.
Set against the £370,000 median sold price, £1,410 a month is £16,920 a year, a gross yield of 4.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market SS16 5 is
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within SS16, this sector trades 9% above the district median: one of the dearer corners of its district.
What people ask about SS16 5 (Langdon Hills)
How much did a house sell for in SS16 5 (Langdon Hills)?
Are property prices falling in SS16 5 (Langdon Hills)?
Is SS16 5 (Langdon Hills) a good place to buy a house?
Where do SS16 5 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 6% over five years in cash but down 26% 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 is for sale in SS16 right now
This is what you could actually buy today: 25 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole SS16 district, not just SS16 5: live asking prices are collected per district.
44% 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.
- Whitcroft, Langdon Hills, Basildon, E...
- Whitcroft, Langdon Hills, Basildon, E...
- Cherrydown East, Basildon, Essex, SS16
"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 SS16 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.
The price of an extra bedroom in SS
Real sold prices by size across the SS 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 | — | £368,000 | £505,000 (+37%) | £699,995 (+39%) | £925,000 (+32%) |
| Semi-detached | £316,250 | £359,999 (+14%) | £405,000 (+13%) | £501,250 (+24%) | £705,000 (+41%) |
| Terraced | £285,000 | £320,000 (+12%) | £345,000 (+8%) | £435,000 (+26%) | £615,000 (+41%) |
| Flat | £190,000 | £245,000 (+29%) | £340,000 (+39%) | — | — |
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 SS area is the point: the same five years treated these districts very differently.
Winners and losers across the SS area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SS16
A few minutes' walk can separate two very different markets. Here are SS16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SS16 4 | £306,500 | 42 |
| SS16 6 | £385,000 | 58 |
Zoom out to the full SS16 district report for the type split, monthly volumes and how SS16 compares with its neighbours.
Before you sell in SS16 5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SS16 5, open the average prices map and zoom from the SS16 5 shading down to the sold homes on your own street. Every recorded SS16 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SS16 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to SS16 5. Free after a one click sign in.
The live map plots every individual SS16 5 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.
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.