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Stanford-le-Hope market report SS17 8, Stanford-Le-Hope
The standing SS17 8 (Stanford-le-Hope) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,057 sales registered with HM Land Registry in SS17 8 (Stanford-Le-Hope) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SS17 8 (Stanford-Le-Hope) came in at £385,000, out of 41 registered, up 15% on five years earlier, and the mean stands at £452,200, and by floor area homes here have averaged about £4,380 per square metre over the last five years. The record behind it is 4,057 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 SS17 8 is a single group of streets within SS17 (Stanford-Le-Hope), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SS17 8 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 SS17 8
41 sales were registered in SS17 8 in 2026, and the middle one of them, the median, went for £385,000. The mean works out at £452,200, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
SS17 8 prices by floor area
The last five years of sales put SS17 8 at roughly £4,380 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.
The national median for England and Wales is £285,000, which puts SS17 8 35% above the country at large.
A typical SS17 8 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £385,000 | £385,000 | 41 |
| 2025 | £380,000 | £389,087 | 121 |
| 2024 | £387,500 | £411,992 | 106 |
| 2023 | £362,000 | £397,750 | 83 |
| 2022 | £375,000 | £439,730 | 131 |
| 2021 | £335,000 | £424,153 | 166 |
| 2020 | £322,500 | £418,450 | 100 |
| 2019 | £300,000 | £393,228 | 90 |
| 2018 | £298,000 | £397,240 | 105 |
| 2017 | £301,000 | £410,534 | 116 |
| 2016 | £287,800 | £402,635 | 120 |
| 2015 | £248,500 | £351,131 | 102 |
| 2014 | £223,000 | £316,364 | 155 |
| 2013 | £205,000 | £294,975 | 115 |
| 2012 | £179,500 | £264,202 | 70 |
| 2011 | £199,000 | £300,413 | 88 |
| 2010 | £184,200 | £288,873 | 84 |
| 2009 | £175,000 | £281,314 | 64 |
| 2008 | £203,000 | £332,760 | 76 |
| 2007 | £197,500 | £335,015 | 191 |
| 2006 | £176,000 | £305,514 | 175 |
| 2005 | £191,000 | £339,903 | 131 |
| 2004 | £170,000 | £308,753 | 185 |
| 2003 | £147,500 | £271,731 | 174 |
| 2002 | £120,000 | £225,779 | 181 |
| 2001 | £98,000 | £188,400 | 165 |
| 2000 | £84,000 | £164,850 | 147 |
| 1999 | £73,200 | £145,884 | 190 |
| 1998 | £66,000 | £133,226 | 139 |
| 1997 | £59,300 | £121,612 | 161 |
| 1996 | £54,400 | £114,727 | 160 |
| 1995 | £58,500 | £127,170 | 125 |
In cash terms the typical SS17 8 home went from £58,500 in 1995 to £385,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 203%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 12% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the SS17 8 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 2003 (+22.9% on the year before); the weakest, 2009 (−13.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SS17 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.3% | −1.1% |
| 5 years (since 2021) | +2.8% | −1.9% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
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.
SS17 8 recorded 41 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 169 sales a year before the financial crisis and 96 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.
Rents around SS17 8
The local authority for SS17 8 is Thurrock, and its ONS average private rent currently stands at £1,366 a month (May 2026 figures). The spread runs from £930 a month for a typical one-bed to £2,174 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Thurrock
ONS Price Index of Private Rents, May 2026.
Set against the £385,000 median sold price, £1,366 a month is £16,392 a year, a gross yield of 4.3%: 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 SS17 8 is
This is a thin market: 41 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Common questions on SS17 8 (Stanford-le-Hope)
Are property prices falling in SS17 8 (Stanford-le-Hope)?
Is SS17 8 (Stanford-le-Hope) a good place to buy a house?
How much did a house sell for in SS17 8 (Stanford-le-Hope)?
Are SS17 8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 15% over five years in cash but down 9% 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 SS17 now
The live side of the market holds 8 homes at the moment, listed by 2 agents publishing to HomesIndex.
These cover the whole SS17 district, not just SS17 8: live asking prices are collected per district.
43% 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.
"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 SS17 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.
Moving up a bedroom in SS: the cost
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 SS17
A few minutes' walk can separate two very different markets. Here are SS17's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SS17 0 | £365,000 | 67 |
| SS17 7 | £344,000 | 54 |
| SS17 9 | £391,800 | 36 |
Zoom out to the full SS17 district report for the type split, monthly volumes and how SS17 compares with its neighbours.
Selling a home in SS17 8? 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 SS17 8, use the average prices map for a rough value: zoom from SS17 8's shading down to the sold homes on your own street. The figures above are every recorded SS17 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SS17 8: the featured spot on this report is free for founding agents, one per district. Claim SS17 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SS17 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SS17 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.