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Hadleigh market report SS7, Benfleet
The SS7 (Hadleigh) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 27,905 HM Land Registry entries for SS7 (Benfleet), 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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in SS7 (Benfleet) came in at £398,000, out of 269 registered, up 10% on five years earlier, and the mean stands at £422,600, and by floor area homes here have averaged about £4,440 per square metre over the last five years. The record behind it is 27,905 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SS7 is a postcode district covering Hadleigh, South Benfleet, Thundersley in Benfleet. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SS7 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 sold prices: where the market stands
Across 269 registered 2026 sales, the typical (median) SS7 home went for £398,000. The mean is £422,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in SS7
Measured by floor area, the last five years of SS7 sales average about £4,440 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.
For scale: the England and Wales median is £285,000, so SS7 trades 40% above the country as a whole.
A typical SS7 home, priced year by year (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 | £398,000 | £398,000 | 269 |
| 2025 | £399,300 | £408,848 | 840 |
| 2024 | £385,000 | £409,334 | 719 |
| 2023 | £390,000 | £428,515 | 625 |
| 2022 | £390,000 | £457,320 | 836 |
| 2021 | £362,000 | £458,339 | 1,180 |
| 2020 | £350,000 | £454,132 | 758 |
| 2019 | £327,500 | £429,274 | 789 |
| 2018 | £323,000 | £430,565 | 786 |
| 2017 | £324,500 | £442,585 | 866 |
| 2016 | £298,000 | £416,905 | 872 |
| 2015 | £273,500 | £386,456 | 950 |
| 2014 | £242,000 | £343,319 | 933 |
| 2013 | £220,000 | £316,558 | 824 |
| 2012 | £213,500 | £314,245 | 629 |
| 2011 | £206,500 | £311,736 | 599 |
| 2010 | £210,000 | £329,334 | 650 |
| 2009 | £195,000 | £313,464 | 634 |
| 2008 | £216,000 | £354,070 | 593 |
| 2007 | £219,000 | £371,485 | 1,140 |
| 2006 | £196,000 | £340,231 | 1,130 |
| 2005 | £189,000 | £336,344 | 962 |
| 2004 | £182,000 | £330,548 | 1,072 |
| 2003 | £172,000 | £316,866 | 973 |
| 2002 | £137,500 | £258,705 | 1,197 |
| 2001 | £115,000 | £221,082 | 1,090 |
| 2000 | £95,000 | £186,438 | 1,014 |
| 1999 | £83,000 | £165,415 | 1,157 |
| 1998 | £75,000 | £151,393 | 932 |
| 1997 | £72,000 | £147,657 | 1,060 |
| 1996 | £60,000 | £126,537 | 1,033 |
| 1995 | £60,000 | £130,431 | 793 |
In cash terms the typical SS7 home went from £60,000 in 1995 to £398,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 205%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 13% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SS7 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 (+25.1% on the year before); the weakest, 2009 (−9.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
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, 47% of the typed total. A detached home currently trades at £522,200 against £220,000 for a flat, 2.4 times the price.
Median by property type, SS7
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 | £522,200 | 102 | 9,108 |
| Semi-detached | £380,000 | 111 | 13,186 |
| Terraced | £330,000 | 11 | 1,980 |
| Flats | £220,000 | 45 | 3,631 |
What SS7 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.3% | −2.7% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.6% | +0.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 598 sales completed in SS7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,072 sales a year before the financial crisis and 658 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.
What homes rent for around SS7
SS7 falls under Castle Point, where the ONS puts the average private rent at £1,249 a month (May 2026 figures). A one-bed averages £932 a month here and a four-or-more-bed £2,020, so size does most of the work in setting the rent.
Average monthly rent by size, Castle Point
ONS Price Index of Private Rents, May 2026.
Against the £398,000 median purchase price, a rent of £1,249 a month (£14,988 a year) works out at a 3.8% 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.
Reading the SS7 market
Among the 17 measurable districts of its area, SS7 ranks 4 by median price: firmly in the dearer tier.
Asked and answered: SS7 (Hadleigh)
Are property prices falling in SS7 (Hadleigh)?
Is SS7 (Hadleigh) a good place to buy a house?
How much did a house sell for in SS7 (Hadleigh)?
Where do SS7 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% 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.
SS7's current homes for sale
Everything above is what homes in SS7 sold for. The live side of the market holds 11 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 6% below the SS7 median sold price.
Of everything listed here, 9% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
See every SS7 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.
The price of an extra bedroom in SS
The Land Registry record, split by size: what each kind of home actually sold for across the SS area. 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
SS7 ranks 6 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.
SS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside SS7, 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 |
|---|---|---|
| SS7 1 | £490,000 | 50 |
| SS7 2 | £445,000 | 55 |
| SS7 3 | £375,000 | 60 |
| SS7 4 | £380,000 | 33 |
| SS7 5 | £375,000 | 71 |
How SS7 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 (this report) | £398,000 | +10% |
| SS11 | £395,000 | +5% |
| SS12 | £375,000 | +9% |
| SS17 | £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 a home in SS7? 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 SS7, use the average prices map for a rough value: zoom from SS7's shading down to the sold homes on your own street. The figures above are every recorded SS7 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SS7.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SS7. Free, with a one click sign in.
The live map plots every individual SS7 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.
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.