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Langdon Hills market report SS16, Basildon
The SS16 (Langdon Hills) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 16,013 sales recorded by HM Land Registry in SS16 (Basildon) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical SS16 (Basildon) home changed hands for £340,000 in 2026 (median of 163 registered sales, up 3% on five years earlier), with the mean at £399,300, and by floor area homes here have averaged about £4,280 per square metre over the last five years. Source: 16,013 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SS16 covering Langdon Hills, Vange sits in Basildon. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SS16 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 SS16 homes really sell for
163 sales were registered in SS16 in 2026, and the middle one of them, the median, went for £340,000. The mean works out at £399,300, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in SS16
A square metre of SS16 home has cost about £4,280 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 SS16 trades 19% above the country as a whole.
The price of a typical SS16 home, 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 | £340,000 | £340,000 | 163 |
| 2025 | £355,000 | £363,489 | 433 |
| 2024 | £340,000 | £361,490 | 366 |
| 2023 | £335,000 | £368,083 | 326 |
| 2022 | £370,000 | £433,867 | 442 |
| 2021 | £330,000 | £417,823 | 549 |
| 2020 | £299,000 | £387,959 | 352 |
| 2019 | £310,000 | £406,336 | 497 |
| 2018 | £284,500 | £379,244 | 488 |
| 2017 | £250,000 | £340,975 | 411 |
| 2016 | £241,000 | £337,161 | 409 |
| 2015 | £182,200 | £257,449 | 610 |
| 2014 | £175,000 | £248,268 | 492 |
| 2013 | £163,000 | £234,541 | 356 |
| 2012 | £162,200 | £238,738 | 308 |
| 2011 | £156,000 | £235,500 | 284 |
| 2010 | £160,000 | £250,921 | 319 |
| 2009 | £154,200 | £247,878 | 258 |
| 2008 | £170,000 | £278,666 | 263 |
| 2007 | £165,800 | £281,243 | 672 |
| 2006 | £155,000 | £269,060 | 589 |
| 2005 | £149,000 | £265,160 | 537 |
| 2004 | £140,000 | £254,267 | 694 |
| 2003 | £127,000 | £233,965 | 659 |
| 2002 | £99,000 | £186,268 | 700 |
| 2001 | £85,500 | £164,369 | 665 |
| 2000 | £71,200 | £139,730 | 610 |
| 1999 | £66,500 | £132,531 | 716 |
| 1998 | £67,000 | £135,244 | 626 |
| 1997 | £57,200 | £117,306 | 896 |
| 1996 | £60,000 | £126,537 | 769 |
| 1995 | £60,000 | £130,431 | 554 |
In cash terms the typical SS16 home went from £60,000 in 1995 to £340,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 161%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SS16 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 (+32.3% on the year before); the weakest, 2023 (−9.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SS16 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.2% | −6.5% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 39% of the typed total. A detached home currently trades at £570,000 against £170,000 for a flat, 3.4 times the price.
Median by property type, SS16
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 | £570,000 | 40 | 3,913 |
| Semi-detached | £402,500 | 28 | 2,340 |
| Terraced | £325,000 | 72 | 6,211 |
| Flats | £170,000 | 23 | 3,549 |
Sales activity in SS16
Sales per year, counted
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 monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 359 SS16 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 641 sales a year before the financial crisis and 346 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.
What tenants pay around SS16
SS16 falls under Basildon, where the ONS puts the average private rent 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.
Set against the £340,000 median sold price, £1,410 a month is £16,920 a year, a gross yield of 5.0%: 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.
How SS16 trades
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.
Common questions on SS16 (Langdon Hills)
Is SS16 (Langdon Hills) a good place to buy a house?
How much did a house sell for in SS16 (Langdon Hills)?
Are property prices falling in SS16 (Langdon Hills)?
Will SS16 prices rise from here?
The record answers a different question than "what happens next": the median is up 3% over five years in cash but down 19% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
SS16's current homes for sale
Everything above is what homes in SS16 sold for. The live side of the market holds 25 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 18% below the SS16 median sold price.
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" 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 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
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%) | — | — |
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
SS16 ranks 16 of 17 in the SS area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the SS area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside SS16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SS16 4 | £306,500 | 42 |
| SS16 5 | £370,000 | 63 |
| SS16 6 | £385,000 | 58 |
How SS16 compares nearby
Same city, different markets. The neighbouring districts of the SS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SS5 | £418,800 | +5% |
| SS6 | £415,000 | +6% |
| SS9 | £403,800 | +4% |
| SS7 | £398,000 | +10% |
| SS11 | £395,000 | +5% |
| SS12 | £375,000 | +9% |
| SS17 | £370,000 | +12% |
| SS4 | £360,000 | +9% |
| SS3 | £345,500 | +5% |
| SS16 (this report) | £340,000 | +3% |
| SS15 | £330,000 | +8% |
| SS8 | £328,500 | +17% |
| SS14 | £325,000 | +14% |
| SS0 | £322,500 | +13% |
| SS2 | £315,000 | +9% |
| SS13 | £300,000 | +11% |
| SS1 | £286,600 | -7% |
Thinking of selling in SS16? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SS16, open the average prices map and zoom from the SS16 shading down to the sold homes on your own street. Every recorded SS16 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SS16: the featured spot on this report is free for founding agents, one per district. Claim SS16.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SS16. Free, with a one click sign in.
See every individual SS16 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.
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.