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Hadleigh market report SS7 2, Benfleet
The standing SS7 2 (Hadleigh) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 5,955 completed sales registered with HM Land Registry in SS7 2 (Benfleet) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for SS7 2 (Benfleet) is £445,000, from 55 registered sales, up 17% on five years earlier; the mean is £446,200, and by floor area homes here have averaged about £4,550 per square metre over the last five years. Behind the figures sit 5,955 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SS7 2 is one sector of SS7 (Benfleet): 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 SS7 2 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.
SS7 2 sold prices: where the market stands
The SS7 2 median stands at £445,000 for 2026, built from 55 registered sales; the mean, the figure usually quoted as the "average house price", is £446,200, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in SS7 2
By floor space, homes in SS7 2 have sold for about £4,550 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts SS7 2 56% above the country at large.
The price of a typical SS7 2 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £445,000 | £445,000 | 55 |
| 2025 | £400,000 | £409,565 | 176 |
| 2024 | £425,000 | £451,862 | 145 |
| 2023 | £380,000 | £417,527 | 158 |
| 2022 | £390,000 | £457,320 | 171 |
| 2021 | £380,000 | £481,129 | 257 |
| 2020 | £394,000 | £511,223 | 175 |
| 2019 | £355,000 | £465,320 | 177 |
| 2018 | £325,000 | £433,231 | 171 |
| 2017 | £320,000 | £436,448 | 182 |
| 2016 | £310,000 | £433,693 | 184 |
| 2015 | £268,200 | £378,967 | 210 |
| 2014 | £246,000 | £348,994 | 194 |
| 2013 | £228,200 | £328,357 | 186 |
| 2012 | £225,000 | £331,172 | 129 |
| 2011 | £218,000 | £329,096 | 155 |
| 2010 | £225,000 | £352,858 | 183 |
| 2009 | £199,500 | £320,698 | 139 |
| 2008 | £212,000 | £347,513 | 130 |
| 2007 | £220,000 | £373,181 | 209 |
| 2006 | £195,800 | £339,884 | 264 |
| 2005 | £186,500 | £331,895 | 182 |
| 2004 | £180,000 | £326,915 | 262 |
| 2003 | £172,000 | £316,866 | 204 |
| 2002 | £136,500 | £256,824 | 238 |
| 2001 | £119,200 | £229,156 | 208 |
| 2000 | £92,500 | £181,531 | 233 |
| 1999 | £82,200 | £163,820 | 220 |
| 1998 | £75,000 | £151,393 | 164 |
| 1997 | £73,000 | £149,708 | 214 |
| 1996 | £62,200 | £131,177 | 220 |
| 1995 | £56,200 | £122,170 | 160 |
In cash terms the typical SS7 2 home went from £56,200 in 1995 to £445,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 264%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 13% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SS7 2 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 2001 (+28.9% on the year before); the weakest, 2009 (−5.9%). 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) | +11.3% | +8.7% |
| 5 years (since 2021) | +3.2% | −1.5% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +4.2% | +1.4% |
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
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 55 SS7 2 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 225 sales a year before the financial crisis and 141 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How SS7 2 trades
This is a thin market: 55 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the SS7 district median, SS7 2 sits 12% higher, marking it as a dearer pocket of the district.
Rents around SS7 2
For renting purposes SS7 2 sits in Castle Point. The ONS average private rent there is £1,249 a month (May 2026). Size sets most of the rent: one-beds average £932 a month here against £2,020 for four or more bedrooms.
Average monthly rent by size, Castle Point
ONS Price Index of Private Rents, May 2026.
£1,249 a month is £14,988 a year, which against the £445,000 median sold price makes a gross yield of 3.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about SS7 2 (Hadleigh)
Are property prices falling in SS7 2 (Hadleigh)?
Is SS7 2 (Hadleigh) a good place to buy a house?
How much did a house sell for in SS7 2 (Hadleigh)?
Are SS7 2 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 17% over five years in cash but down 8% 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.
On the market in SS7 today
This is what you could actually buy today: 11 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole SS7 district, not just SS7 2: live asking prices are collected per district.
Of everything listed here, 9% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
See every SS7 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.
Moving up a bedroom in SS: the cost
Real sold prices by size across the SS area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Where too few homes exist to say anything meaningful, the cell is 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SS7
A few minutes' walk can separate two very different markets. Here are SS7's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SS7 1 | £490,000 | 50 |
| SS7 3 | £375,000 | 60 |
| SS7 4 | £380,000 | 33 |
| SS7 5 | £375,000 | 71 |
Zoom out to the full SS7 district report for the type split, monthly volumes and how SS7 compares with its neighbours.
Before you sell in SS7 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SS7 2, open the average prices map and zoom from the SS7 2 shading down to the sold homes on your own street. Every recorded SS7 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SS7 2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SS7 2. Free, with a one click sign in.
See every individual SS7 2 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.