Westbury Rise, Harlow house prices

Westbury Rise, Harlow house prices are built from 352 sales lodged with HM Land Registry, the oldest in 1997 and the most recent on 1 Dec 2025. The median price paid across the whole record is £154,500. Across the 10 years from 2008 to 2018 the median moved +54.6% in cash — but once inflation is taken out, the change in 2026 money is +22.8%.

HM Land Registry352 sales67 with floor areaLatest sale 1 Dec 2025

The chart tracks the median Westbury Rise, Harlow house price for every year with a recorded sale, from 1997 to 2018. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Westbury Rise, Harlow is £359,500 in 2018; the lowest is £82,500 in 1997. Across the full 22-year record the cash median has moved from £82,500 to £359,500.

In 2026 money that first median is worth £174,925, so the real change over the whole record is +173.9% — about +4.91% 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: +54.6% in cash against +22.8% 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.

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.

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 Westbury Rise, Harlow values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Westbury Rise, Harlow is dominated by the type at the top of this table, so its overall median leans that way.

3 of the sales on record are leasehold and 349 freehold — 0.9% 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 £112,500 and the median freehold sale £155,000 — a gap of +37.8%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for less than the median existing home — -56.6%. 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 6 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.

Every certificate carries an energy efficiency band as well as a floor area. Across Epping Forest, 41.9% of 57,060 certificates sit in bands A to C, and 4.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Epping Forest at £1,843 a month as of Jun 2026 — £1,229 for a one-bedroom home and £1,939 for three bedrooms.

Against the median sale of £154,500 here, that rent is a gross yield of 14.31% 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 CM17, 107 crimes were recorded in Jun 2026: 37 violent, 2 burglary, 6 vehicle-related and 24 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.6 times quieter.

Against the 134,980 residents the 2021 census counted in Epping Forest, that is 0.79 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.

The 2021 census counted 134,980 residents in Epping Forest across 54,559 households. 70.3% of those households own their home and 29.6% rent — a split the sold record cannot show, because only owners appear in it.

9 state and independent schools have a CM17 postcode: 8 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Westbury Rise, Harlow sits below that national figure — -1.9%.

Within Harlow the street ranks 416 of 557 by median price, and its median is below the town figure of £169,000 (-8.6%).

Where an EPC floor area could be matched to the sale, the median works out at £2,373 per square metre, across 67 of the 352 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 £44,950 to £680,000. 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.

Westbury Rise, Harlow sits in Epping Forest, in the East of England.

The Office for National Statistics puts the median home in Epping Forest at 12.4 times median local earnings of £41,452 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.

Streets nearby

• Coalport Close£125,995 median
• Malkin Drive£237,250 median
• Doulton Close£168,000 median
• Challinor£180,000 median
• Aynsley Gardens£125,000 median
• Bentley Drive£132,000 median
• Davenport£182,500 median
• Albert Gardens£160,000 median
• Chelsea Gardens£172,000 median
• Ridgeways£161,500 median
• Rushton Grove£136,725 median
• Burley Hill£156,950 median
• Wedgewood Drive£130,000 median
• Elwood£156,500 median
• Hadley Grange£135,000 median
• Ashworth Place£175,000 median

Addresses with more than one recorded sale

• 102 Westbury Rise8 sales
• 16 Westbury Rise7 sales
• 18 Westbury Rise7 sales
• 22 Westbury Rise6 sales
• 62 Westbury Rise6 sales
• 14 Westbury Rise6 sales
• 93 Westbury Rise6 sales
• 20 Westbury Rise6 sales
• 30 Westbury Rise5 sales
• 110 Westbury Rise5 sales
• 69 Westbury Rise5 sales
• 52 Westbury Rise5 sales
• 96 Westbury Rise5 sales
• 41 Westbury Rise5 sales
• 71 Westbury Rise5 sales
• 68 Westbury Rise5 sales
• 46 Westbury Rise5 sales
• 17 Westbury Rise5 sales
• 48 Westbury Rise4 sales
• 2 Westbury Rise4 sales
• 38 Westbury Rise4 sales
• 35 Westbury Rise4 sales
• 117 Westbury Rise4 sales
• 9 Westbury Rise4 sales

Back to Harlow house prices.

What is the average house price in Westbury Rise, Harlow?

The median price paid in Westbury Rise, Harlow across every sale on the register is £154,500. 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 Westbury Rise, Harlow?

352 sales are on record for Westbury Rise, Harlow, the most recent completing on 1 Dec 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Westbury Rise, Harlow house prices actually risen?

In cash, the median rose +54.6% between 2008 and 2018. In 2026 money — that is, after inflation — the change is +22.8%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Westbury Rise, Harlow house prices at their highest?

The highest yearly median on record is £359,500, set in 2018. 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 Westbury Rise, Harlow?

£2,373 per square metre, from the 67 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 1 Dec 2025. 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, “Westbury Rise, Harlow 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.