CM13 house prices are built from 13,165 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 19 Jun 2026. The median price paid across the whole record is £278,500. Across the 10 years from 2016 to 2026 the median moved +33.1% in cash — but once inflation is taken out, the change in 2026 money is -4.6%.
Median price paid
£278,500
Change in cash, 2016–2026
+33.1%
Change in real terms
-4.6%
Median per m²
£2,794
HM Land Registry13,165 sales621 with floor areaLatest sale 19 Jun 2026
Section 01
How CM13 prices moved
The chart tracks the median CM13 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £90,000 | £199,843 |
| 2000s | 10 | £222,000 | £404,419 |
| 2010s | 10 | £315,245 | £444,495 |
| 2020s | 7 | £490,000 | £500,652 |
The highest yearly median on record for CM13 is £541,250 in 2026; the lowest is £85,000 in 1996. Across the full 32-year record the cash median has moved from £87,250 to £541,250.
In 2026 money that first median is worth £193,736, so the real change over the whole record is +179.4% — about +3.37% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +33.1% in cash against -4.6% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 9 Woodland Avenue | 19 Jun 2026 | Semi-detached | £575,000 | £575,000 |
| 21 Elliots Close | 19 Jun 2026 | Terraced | £490,000 | £490,000 |
| 41 Woodland Avenue | 12 Jun 2026 | Semi-detached | £415,000 | £415,000 |
| 21 Sylvia Avenue | 5 Jun 2026 | Detached | £640,000 | £640,000 |
| 9 Lime Avenue | 5 Jun 2026 | Semi-detached | £545,000 | £545,000 |
| 17 Dunmow Gardens | 5 Jun 2026 | Semi-detached | £450,000 | £450,000 |
| 34 Randalls Drive | 4 Jun 2026 | Semi-detached | £630,000 | £630,000 |
| 11 Oakland Gardens | 4 Jun 2026 | Semi-detached | £450,000 | £450,000 |
| FLAT 126 CENTRAL HOUSE Eagle Way | 27 May 2026 | Flat or maisonette | £290,000 | £290,000 |
| 175 Ingrave Road | 26 May 2026 | Detached | £900,000 | £900,000 |
| 16 Common Road | 26 May 2026 | Semi-detached | £650,000 | £650,000 |
| 59 Victors Crescent | 26 May 2026 | Detached | £615,000 | £615,000 |
| 1 Janmead | 22 May 2026 | Detached | £845,000 | £845,000 |
| 171 Rayleigh Road | 22 May 2026 | Semi-detached | £630,000 | £630,000 |
| 52 Princes Way | 22 May 2026 | Flat or maisonette | £375,000 | £375,000 |
| 7 Bonningtons | 14 May 2026 | Semi-detached | £420,000 | £420,000 |
| 4 Rosemead Gardens | 11 May 2026 | Semi-detached | £465,000 | £465,000 |
| 6 Wilkes Road | 6 May 2026 | Terraced | £403,000 | £403,000 |
| 211 Hanging Hill Lane | 5 May 2026 | Detached | £560,000 | £560,000 |
| 190 Rayleigh Road | 1 May 2026 | Semi-detached | £660,000 | £660,000 |
| 17 Arnolds Close | 1 May 2026 | Semi-detached | £510,000 | £510,000 |
| MAYBANK, 2A Wash Road | 27 Apr 2026 | Detached | £487,500 | £487,500 |
| 1 Sycamore Close | 24 Apr 2026 | Detached | £787,500 | £787,500 |
| 7 the Meadows | 24 Apr 2026 | Semi-detached | £575,000 | £575,000 |
| 7 Mosbach Gardens | 16 Apr 2026 | Terraced | £297,000 | £297,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to CM13 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 9 Woodland Avenue | £240,000 (2007) | £575,000 (2026) | +4.7% | +1.7% |
| 21 Elliots Close | £367,000 (2019) | £490,000 (2026) | +4.2% | +0.3% |
| 41 Woodland Avenue | £90,000 (1997) | £415,000 (2026) | +5.4% | +2.7% |
| 21 Sylvia Avenue | £339,500 (2006) | £640,000 (2026) | +3.2% | +0.3% |
| 17 Dunmow Gardens | £160,000 (2013) | £450,000 (2026) | +8.3% | +5.2% |
| 9 Lime Avenue | £380,000 (2020) | £545,000 (2026) | +6.2% | +1.7% |
| 34 Randalls Drive | £305,000 (2014) | £630,000 (2026) | +6.2% | +3.1% |
| FLAT 126 CENTRAL HOUSE Eagle Way | £300,000 (2021) | £290,000 (2026) | -0.7% | -5.2% |
| 175 Ingrave Road | £162,000 (1995) | £900,000 (2026) | +5.7% | +3.0% |
| 16 Common Road | £225,000 (2002) | £650,000 (2026) | +4.5% | +1.7% |
| 171 Rayleigh Road | £78,000 (1995) | £630,000 (2026) | +7.0% | +4.3% |
| 52 Princes Way | £87,000 (1997) | £375,000 (2026) | +5.2% | +2.5% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. CM13 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Semi-detached | 4,438 | 33.7% | £250,000 | £12,000 – £1,600,000 |
| Detached | 4,240 | 32.2% | £500,000 | £18,000 – £4,900,000 |
| Terraced | 2,322 | 17.6% | £215,000 | £10,000 – £909,600 |
| Flat or maisonette | 2,165 | 16.4% | £152,000 | £12,300 – £1,258,480 |
Section 05
How big homes are in CM13
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 3,660 certificates cover CM13, and their median floor area is 78 m².
The median across the whole register is 76 m², so homes here are larger than average — +2.6%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 78 m² | about 840 sq ft |
| Smaller quarter, up to | 63 m² | about 678 sq ft |
| Larger quarter, from | 104 m² | about 1,119 sq ft |
| Under 60 m² | 20.7% | 756 homes |
| 150 m² and over | 11.7% | 427 homes |
Section 06
Ownership and new build in CM13
2,289 of the sales on record are leasehold and 10,876 freehold — 17.4% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £150,000 and the median freehold sale £324,250 — a gap of +116.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 2,289 | 17.4% | £150,000 |
| Freehold | 10,876 | 82.6% | £324,250 |
| New build | 608 | 4.6% | £365,375 |
| Existing home | 12,557 | 95.4% | £270,000 |
New builds sold for more than the median existing home — +35.3%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 615 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in CM13
Every certificate carries an energy efficiency band as well as a floor area. Across Basildon, 48.8% of 79,564 certificates sit in bands A to C, and 2.0% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 132 | 0.2% |
| B | 7,749 | 9.7% |
| C | 30,917 | 38.9% |
| D | 31,152 | 39.2% |
| E | 8,046 | 10.1% |
| F | 1,310 | 1.6% |
| G | 258 | 0.3% |
The Office for National Statistics puts the mean private rent in Basildon at £1,416 a month as of Jun 2026 — £977 for a one-bedroom home and £1,498 for three bedrooms.
Against the median sale of £278,500 here, that rent is a gross yield of 6.10% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of CM13, 33 crimes were recorded in Jun 2026: 15 violent, 0 burglary, 3 vehicle-related and 7 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 5.1 times quieter.
Against the 187,571 residents the 2021 census counted in Basildon, that is 0.18 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around CM13
The 2021 census counted 187,571 residents in Basildon across 76,363 households. 64.4% of those households own their home and 35.5% rent — a split the sold record cannot show, because only owners appear in it.
7 state and independent schools have a CM13 postcode: 6 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| St Martin's School Brentwood | Secondary | Academy converter | 1,794 |
| Long Ridings Primary School | Primary | Community school | 392 |
| Ingrave Johnstone Church of England Voluntary Aided Primary School | Primary | Voluntary aided school | 210 |
| Willowbrook Primary School | Primary | Community school | 208 |
| St Joseph the Worker Catholic Primary School | Primary | Voluntary aided school | 205 |
| Hutton All Saints' Church of England Primary School | Primary | Academy converter | 200 |
| West Horndon Primary School | Primary | Community school | 180 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Shenfield Rail Station | Rail | 1.9 km |
| Brentwood Rail Station | Rail | 2.7 km |
| West Horndon Rail Station | Rail | 5.2 km |
| Billericay Rail Station | Rail | 5.8 km |
Section 09
How CM13 compares
The median across the whole archive is £157,500. CM13 sits above that national figure — +76.8%.
Where an EPC floor area could be matched to the sale, the median works out at £2,794 per square metre, across 621 of the 13,165 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £10,000 to £4,900,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
CM13 sits in Basildon, in the East of England.
The Office for National Statistics puts the median home in Basildon at 9.7 times median local earnings of £37,539 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside CM13
The closest districts
- CM154.1 km · £283,500
- CM125.5 km · £249,000
- SS157.5 km · £160,000
- CM117.5 km · £260,000
- RM38.0 km · £190,000
- RM148.2 km · £300,000
- RM119.6 km · £250,000
- SS169.8 km · £151,500
This district mostly covers Brentwood.
Quick answers
Common questions about this data
What is the average house price in CM13?
The median price paid in CM13 across every sale on the register is £278,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in CM13?
13,165 sales are on record for CM13, the most recent completing on 19 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have CM13 house prices actually risen?
In cash, the median rose +33.1% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -4.6%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were CM13 house prices at their highest?
The highest yearly median on record is £541,250, set in 2026. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in CM13?
£2,794 per square metre, from the 621 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 19 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “CM13 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.