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Langdon Hills market report SS16 6, Basildon
The standing SS16 6 (Langdon Hills) property market report, rebuilt from the full public record every month. The raw material for this page is 5,772 HM Land Registry entries for SS16 6 (Basildon), 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: a typical SS16 6 (Basildon) home changed hands for £385,000 in 2026 (median of 58 registered sales, up 1% on five years earlier), with the mean at £449,300, and by floor area homes here have averaged about £4,700 per square metre over the last five years. Source: 5,772 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like SS16 6 is a single group of streets within SS16 (Basildon), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SS16 6 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 SS16 6
In the SS16 6 property market, the 2026 median sale price is £385,000, from 58 registered sales; the mean, the "average house price" most sites quote, is £449,300, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in SS16 6
A square metre of SS16 6 home has cost about £4,700 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.
Against a national (England and Wales) median of £285,000, SS16 6 runs 35% above it.
SS16 6's median sold price, 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 | £385,000 | £385,000 | 58 |
| 2025 | £419,000 | £429,020 | 124 |
| 2024 | £410,000 | £435,914 | 94 |
| 2023 | £420,000 | £461,477 | 79 |
| 2022 | £460,000 | £539,402 | 109 |
| 2021 | £380,000 | £481,129 | 179 |
| 2020 | £357,500 | £463,864 | 100 |
| 2019 | £347,500 | £455,489 | 138 |
| 2018 | £376,200 | £501,482 | 124 |
| 2017 | £339,000 | £462,362 | 124 |
| 2016 | £325,000 | £454,678 | 125 |
| 2015 | £285,800 | £403,835 | 142 |
| 2014 | £250,000 | £354,669 | 167 |
| 2013 | £220,000 | £316,558 | 107 |
| 2012 | £215,000 | £316,453 | 107 |
| 2011 | £239,000 | £360,798 | 97 |
| 2010 | £240,000 | £376,382 | 106 |
| 2009 | £235,000 | £377,765 | 87 |
| 2008 | £217,000 | £355,709 | 104 |
| 2007 | £237,500 | £402,866 | 240 |
| 2006 | £223,200 | £387,447 | 210 |
| 2005 | £185,000 | £329,225 | 211 |
| 2004 | £185,000 | £335,996 | 242 |
| 2003 | £180,000 | £331,604 | 229 |
| 2002 | £147,000 | £276,579 | 260 |
| 2001 | £117,200 | £225,311 | 294 |
| 2000 | £115,000 | £225,688 | 243 |
| 1999 | £90,000 | £179,365 | 317 |
| 1998 | £99,500 | £200,848 | 312 |
| 1997 | £88,500 | £181,496 | 390 |
| 1996 | £83,200 | £175,465 | 351 |
| 1995 | £80,000 | £173,908 | 302 |
In cash terms the typical SS16 6 home went from £80,000 in 1995 to £385,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 121%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 29% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SS16 6 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 2000 (+27.8% on the year before); the weakest, 2012 (−10.0%). 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) | −8.1% | −10.3% |
| 5 years (since 2021) | +0.3% | −4.4% |
| 10 years (since 2016) | +1.7% | −1.6% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
The turnover behind the prices
The year-by-year sales count
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 58 SS16 6 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 241 sales a year before the financial crisis and 93 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.
How SS16 6 trades
Only 58 sales completed here in the last twelve months of data, which makes SS16 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the SS16 district median, SS16 6 sits 13% higher, marking it as a dearer pocket of the district.
What tenants pay around SS16 6
SS16 6 falls under Basildon, where the ONS puts the average private rent at £1,410 a month (May 2026 figures). The spread runs from £972 a month for a typical one-bed to £2,104 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Basildon
ONS Price Index of Private Rents, May 2026.
Set against the £385,000 median sold price, £1,410 a month is £16,920 a year, a gross yield of 4.4%: 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.
SS16 6 (Langdon Hills): the questions that come up
How much did a house sell for in SS16 6 (Langdon Hills)?
Are property prices falling in SS16 6 (Langdon Hills)?
Is SS16 6 (Langdon Hills) a good place to buy a house?
What happens to SS16 6 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 20% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
SS16's current homes for sale
Turning to what is actually available: 25 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole SS16 district, not just SS16 6: live asking prices are collected per district.
44% 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.
- Whitcroft, Langdon Hills, Basildon, E...
- Whitcroft, Langdon Hills, Basildon, E...
- Cherrydown East, Basildon, Essex, SS16
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 SS16 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 SS
What homes of each size actually sold for across the SS area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Sizes with too few homes to be meaningful are left 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.
Other sectors in SS16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SS16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SS16 4 | £306,500 | 42 |
| SS16 5 | £370,000 | 63 |
Zoom out to the full SS16 district report for the type split, monthly volumes and how SS16 compares with its neighbours.
Selling a home in SS16 6? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SS16 6, open the average prices map and zoom from the SS16 6 shading down to the sold homes on your own street. Every recorded SS16 6 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 6.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SS16 6. Free, with a one click sign in.
The live map plots every individual SS16 6 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.
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.