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Stanford-le-Hope market report SS17, Stanford-Le-Hope
The standing SS17 (Stanford-le-Hope) property market report, rebuilt from the full public record every month. Everything below comes from 15,654 sales recorded by HM Land Registry in SS17 (Stanford-Le-Hope) 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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SS17 (Stanford-Le-Hope) came in at £370,000, out of 198 registered, up 12% on five years earlier, and the mean stands at £385,100, and by floor area homes here have averaged about £4,300 per square metre over the last five years. The record behind it is 15,654 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SS17 is the postcode district covering Stanford-le-Hope, Corringham, Horndon-on-the-Hill in Stanford-Le-Hope. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where SS17 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 buyers actually paid in SS17
The SS17 median stands at £370,000 for 2026, built from 198 registered sales; the mean, the figure usually quoted as the "average house price", is £385,100, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in SS17
Measured by floor area, the last five years of SS17 sales average about £4,300 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, SS17 sits 30% above the national market.
The price of a typical SS17 home, 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 | £370,000 | £370,000 | 198 |
| 2025 | £365,000 | £373,728 | 476 |
| 2024 | £365,000 | £388,070 | 457 |
| 2023 | £365,000 | £401,046 | 337 |
| 2022 | £367,000 | £430,349 | 481 |
| 2021 | £331,100 | £419,215 | 658 |
| 2020 | £310,000 | £402,231 | 392 |
| 2019 | £292,500 | £383,397 | 434 |
| 2018 | £295,000 | £393,241 | 430 |
| 2017 | £295,000 | £402,350 | 579 |
| 2016 | £275,000 | £384,728 | 611 |
| 2015 | £240,000 | £339,120 | 491 |
| 2014 | £210,000 | £297,922 | 540 |
| 2013 | £188,500 | £271,233 | 426 |
| 2012 | £180,000 | £264,938 | 319 |
| 2011 | £180,000 | £271,731 | 313 |
| 2010 | £180,000 | £282,286 | 317 |
| 2009 | £169,500 | £272,473 | 267 |
| 2008 | £186,000 | £304,893 | 311 |
| 2007 | £187,500 | £318,052 | 690 |
| 2006 | £173,500 | £301,174 | 619 |
| 2005 | £171,500 | £305,201 | 521 |
| 2004 | £162,500 | £295,132 | 685 |
| 2003 | £145,000 | £267,125 | 630 |
| 2002 | £123,000 | £231,423 | 645 |
| 2001 | £98,000 | £188,400 | 647 |
| 2000 | £79,500 | £156,019 | 534 |
| 1999 | £70,000 | £139,506 | 614 |
| 1998 | £64,000 | £129,189 | 503 |
| 1997 | £57,000 | £116,896 | 576 |
| 1996 | £55,000 | £115,993 | 516 |
| 1995 | £55,000 | £119,562 | 437 |
In cash terms the typical SS17 home went from £55,000 in 1995 to £370,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 209%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SS17 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 (−8.9%). 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) | +1.4% | −1.0% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.9% | +1.0% |
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.
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, 42% of the typed total. A detached home currently trades at £592,500 against £210,000 for a flat, 2.8 times the price.
Median by property type, SS17
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 | £592,500 | 20 | 1,862 |
| Semi-detached | £390,000 | 105 | 6,635 |
| Terraced | £337,500 | 56 | 5,287 |
| Flats | £210,000 | 17 | 1,870 |
Sales activity in SS17
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
SS17 recorded 392 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 621 sales a year before the financial crisis and 390 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 SS17
SS17 falls under Thurrock, where the ONS puts the average private rent at £1,366 a month (May 2026 figures). Size sets most of the rent: one-beds average £930 a month here against £2,174 for four or more bedrooms.
Average monthly rent by size, Thurrock
ONS Price Index of Private Rents, May 2026.
Against the £370,000 median purchase price, a rent of £1,366 a month (£16,392 a year) works out at a 4.4% 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.
Asked and answered: SS17 (Stanford-le-Hope)
Is SS17 (Stanford-le-Hope) a good place to buy a house?
How much did a house sell for in SS17 (Stanford-le-Hope)?
Are property prices falling in SS17 (Stanford-le-Hope)?
Are SS17 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 12% over five years in cash but down 12% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in SS17 today
Everything above is what homes in SS17 sold for. This is what you could actually buy today: 8 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 18% above the SS17 median sold price.
43% 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.
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 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.
What another bedroom costs 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%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SS17 ranks 4 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.
Five-year change in the median, SS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SS17, 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 |
|---|---|---|
| SS17 0 | £365,000 | 67 |
| SS17 7 | £344,000 | 54 |
| SS17 8 | £385,000 | 41 |
| SS17 9 | £391,800 | 36 |
How SS17 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 (this report) | £370,000 | +12% |
| SS4 | £360,000 | +9% |
| SS3 | £345,500 | +5% |
| SS16 | £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% |
Selling in SS17? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SS17, use the average prices map for a rough value: zoom from SS17's shading down to the sold homes on your own street. The figures above are every recorded SS17 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SS17.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SS17 already set as the subject. Free, one click sign in.
See every individual SS17 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.