Spencer Road, Rainham house prices are built from 81 sales lodged with HM Land Registry, the oldest in 1999 and the most recent on 18 Nov 2025. The median price paid across the whole record is £215,000. Across the 18 years from 2003 to 2021 the median moved +106.3% in cash — but once inflation is taken out, the change in 2026 money is +37.9%.
Median price paid
£215,000
Change in cash, 2003–2021
+106.3%
Change in real terms
+37.9%
Median per m²
£3,383
HM Land Registry81 sales15 with floor areaLatest sale 18 Nov 2025
Section 01
How Spencer Road, Rainham prices moved
The chart tracks the median Spencer Road, Rainham house price for every year with a recorded sale, from 1999 to 2021. 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 | 1 | £83,000 | £184,299 |
| 2000s | 1 | £189,000 | £344,302 |
| 2020s | 1 | £390,000 | £398,478 |
The highest yearly median on record for Spencer Road, Rainham is £390,000 in 2021; the lowest is £83,000 in 1999. Across the full 23-year record the cash median has moved from £83,000 to £390,000.
In 2026 money that first median is worth £169,118, so the real change over the whole record is +191.4% — about +4.98% 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: +106.3% in cash against +37.9% 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 |
|---|---|---|---|---|
| 40 | 18 Nov 2025 | Semi-detached | £375,000 | £383,152 |
| 12 | 8 Mar 2024 | Semi-detached | £362,000 | £380,910 |
| 36 | 12 Jan 2024 | Detached | £555,000 | £583,993 |
| 28 | 20 Sep 2023 | Semi-detached | £480,000 | £518,621 |
| 26 | 3 Feb 2023 | Terraced | £400,000 | £432,184 |
| 24 | 19 Jan 2023 | Semi-detached | £490,000 | £529,425 |
| 18 | 9 Jan 2023 | Detached | £600,000 | £648,276 |
| 68 | 14 Nov 2022 | Semi-detached | £336,500 | £389,864 |
| 62 | 30 Jun 2022 | Semi-detached | £460,000 | £532,950 |
| 15 | 30 Sep 2021 | Detached | £477,000 | £602,661 |
| 9 | 23 Sep 2021 | Detached | £337,500 | £426,411 |
| 41 | 24 Jun 2021 | Semi-detached | £510,000 | £644,355 |
| 51 | 18 Jun 2021 | Semi-detached | £390,000 | £492,742 |
| 31 | 23 Feb 2021 | Terraced | £315,000 | £397,984 |
| 35 | 12 Nov 2020 | Semi-detached | £355,000 | £459,642 |
| 12 | 10 Nov 2020 | Semi-detached | £300,000 | £388,430 |
| 4 | 25 Oct 2019 | Flat or maisonette | £240,000 | £313,915 |
| 19 | 12 Oct 2018 | Terraced | £565,000 | £752,977 |
| 25 | 24 Aug 2018 | Detached | £409,000 | £545,076 |
| 10 | 6 Jun 2017 | Semi-detached | £339,000 | £461,380 |
| 32 | 4 May 2017 | Semi-detached | £280,000 | £381,081 |
| 33 | 29 Nov 2016 | Semi-detached | £300,000 | £418,812 |
| 23b | 17 Jun 2016 | Terraced | £350,000 | £488,614 |
| 17 | 30 Mar 2016 | Detached | £292,000 | £407,644 |
| 14 | 24 Mar 2016 | Semi-detached | £286,000 | £399,267 |
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 Spencer Road, Rainham values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 40 Spencer Road | £71,000 (1998) | £375,000 (2025) | +6.4% | +3.6% |
| 12 Spencer Road | £300,000 (2020) | £362,000 (2024) | +4.8% | -0.5% |
| 36 Spencer Road | £249,950 (2011) | £555,000 (2024) | +6.3% | +3.3% |
| 28 Spencer Road | £73,000 (1999) | £480,000 (2023) | +8.2% | +5.3% |
| 26 Spencer Road | £89,500 (1999) | £400,000 (2023) | +6.4% | +3.7% |
| 18 Spencer Road | £250,000 (2003) | £600,000 (2023) | +4.5% | +1.6% |
| 68 Spencer Road | £67,500 (1997) | £336,500 (2022) | +6.6% | +4.1% |
| 62 Spencer Road | £84,000 (2003) | £460,000 (2022) | +9.4% | +6.6% |
| 15 Spencer Road | £240,000 (2007) | £477,000 (2021) | +5.0% | +2.7% |
| 41 Spencer Road | £305,000 (2014) | £510,000 (2021) | +7.6% | +5.7% |
| 35 Spencer Road | £200,000 (2006) | £355,000 (2020) | +4.2% | +1.8% |
| 4 Spencer Road | £97,000 (2008) | £240,000 (2019) | +8.6% | +6.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Spencer Road, Rainham 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 | 33 | 40.7% | £278,000 | £66,000 – £510,000 |
| Detached | 27 | 33.3% | £225,000 | £54,600 – £600,000 |
| Terraced | 16 | 19.8% | £193,000 | £83,000 – £565,000 |
| Flat or maisonette | 5 | 6.2% | £90,000 | £47,500 – £240,000 |
Section 06
Ownership and new build in Spencer Road, Rainham
5 of the sales on record are leasehold and 76 freehold — 6.2% 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 £90,000 and the median freehold sale £220,000 — a gap of +144.4%. 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 | 5 | 6.2% | £90,000 |
| Freehold | 76 | 93.8% | £220,000 |
| New build | 3 | 3.7% | £85,000 |
| Existing home | 78 | 96.3% | £220,000 |
New builds sold for less than the median existing home — -61.4%. 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 5 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 Spencer Road, Rainham
Every certificate carries an energy efficiency band as well as a floor area. Across Havering, 40.0% of 109,391 certificates sit in bands A to C, and 3.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 294 | 0.3% |
| B | 12,933 | 11.8% |
| C | 30,488 | 27.9% |
| D | 45,198 | 41.3% |
| E | 16,745 | 15.3% |
| F | 2,972 | 2.7% |
| G | 761 | 0.7% |
The Office for National Statistics puts the mean private rent in Havering at £1,563 a month as of Jun 2026 — £1,214 for a one-bedroom home and £1,843 for three bedrooms.
Against the median sale of £215,000 here, that rent is a gross yield of 8.72% 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 RM13, 271 crimes were recorded in Jun 2026: 74 violent, 6 burglary, 35 vehicle-related and 52 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.6 times busier.
Against the 262,052 residents the 2021 census counted in Havering, that is 1.03 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 Spencer Road, Rainham
The 2021 census counted 262,052 residents in Havering across 101,276 households. 70.5% of those households own their home and 29.5% rent — a split the sold record cannot show, because only owners appear in it.
13 state and independent schools have a RM13 postcode: 10 primary, 2 secondary, 1 16 plus. 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 |
|---|---|---|---|
| Harris Academy Rainham | Secondary | Academy sponsor led | 913 |
| The Brittons Academy | Secondary | Academy converter | 730 |
| Parsonage Farm Primary School | Primary | Community school | 564 |
| Newtons Primary School | Primary | Community school | 459 |
| Rainham Village Primary School | Primary | Community school | 453 |
| Brady Primary School | Primary | Community school | 423 |
| Whybridge Junior School | Primary | Academy converter | 359 |
| Scargill Junior School | Primary | Academy converter | 358 |
| Harris Rainham Sixth Form | 16 plus | Free schools 16 to 19 | 304 |
| Whybridge Infant School | Primary | Community school | 269 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Rainham (London) Rail Station | Rail | 0.9 km |
| Elm Park Underground Station | Metro or underground | 2.8 km |
| Dagenham East Underground Station | Metro or underground | 2.8 km |
| Dagenham East | Tram | 2.8 km |
Section 09
How Spencer Road, Rainham compares
The median across the whole archive is £157,500. Spencer Road, Rainham sits above that national figure — +36.5%.
Within Rainham the street ranks 118 of 264 by median price, and its median is above the town figure of £200,000 (+7.5%).
Where an EPC floor area could be matched to the sale, the median works out at £3,383 per square metre, across 15 of the 81 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 £47,500 to £600,000. 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.
Spencer Road, Rainham sits in Havering, in London.
The Office for National Statistics puts the median home in Havering at 11.0 times median local earnings of £41,054 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
Streets nearby
- Wennington Road£179,998 median
- Rainham Road£187,000 median
- South End Road£203,000 median
- Mungo Park Road£185,000 median
- Upminster Road South£156,000 median
- Upminster Road North£204,995 median
- Cherry Tree Lane£175,000 median
- Melville Road£154,000 median
- Parsonage Road£248,000 median
- Cowper Road£156,000 median
- Briscoe Road£244,995 median
- Stirling Close£100,500 median
- Betterton Road£220,750 median
- Lake Avenue£230,500 median
- Ferro Road£99,500 median
- Frederick Road£214,000 median
Addresses with more than one recorded sale
- 23B Spencer Road4 sales
- 23 Spencer Road4 sales
- 30 Spencer Road4 sales
- 26 Spencer Road3 sales
- 18 Spencer Road3 sales
- 10 Spencer Road3 sales
- 17 Spencer Road3 sales
- 21 Spencer Road3 sales
- 40 Spencer Road2 sales
- 12 Spencer Road2 sales
- 36 Spencer Road2 sales
- 28 Spencer Road2 sales
- 68 Spencer Road2 sales
- 62 Spencer Road2 sales
- 15 Spencer Road2 sales
- 41 Spencer Road2 sales
- 35 Spencer Road2 sales
- 4 Spencer Road2 sales
- 19 Spencer Road2 sales
- 25 Spencer Road2 sales
- 32 Spencer Road2 sales
- 53 Spencer Road2 sales
- 41A Spencer Road2 sales
- 11 Spencer Road2 sales
Back to Rainham house prices.
Quick answers
Common questions about this data
What is the average house price in Spencer Road, Rainham?
The median price paid in Spencer Road, Rainham across every sale on the register is £215,000. 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 Spencer Road, Rainham?
81 sales are on record for Spencer Road, Rainham, the most recent completing on 18 Nov 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Spencer Road, Rainham house prices actually risen?
In cash, the median rose +106.3% between 2003 and 2021. In 2026 money — that is, after inflation — the change is +37.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Spencer Road, Rainham house prices at their highest?
The highest yearly median on record is £390,000, set in 2021. 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 Spencer Road, Rainham?
£3,383 per square metre, from the 15 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 18 Nov 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, “Spencer Road, Rainham 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.