Lower Crescent, Stanford-le-hope house prices are built from 99 sales lodged with HM Land Registry, the oldest in 2002 and the most recent on 28 May 2026. The median price paid across the whole record is £156,500. Across the 12 years from 2013 to 2025 the median moved +260.4% in cash — but once inflation is taken out, the change in 2026 money is +152.5%.
Median price paid
£156,500
Change in cash, 2013–2025
+260.4%
Change in real terms
+152.5%
Median per m²
£2,339
HM Land Registry99 sales7 with floor areaLatest sale 28 May 2026
Section 01
How Lower Crescent, Stanford-le-hope prices moved
The chart tracks the median Lower Crescent, Stanford-le-hope house price for every year with a recorded sale, from 2002 to 2025. 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 |
|---|---|---|---|
| 2000s | 4 | £125,000 | £227,713 |
| 2010s | 3 | £241,560 | £340,600 |
| 2020s | 2 | £382,500 | £390,815 |
The highest yearly median on record for Lower Crescent, Stanford-le-hope is £400,000 in 2025; the lowest is £111,000 in 2013. Across the full 24-year record the cash median has moved from £125,000 to £400,000.
In 2026 money that first median is worth £241,108, so the real change over the whole record is +69.5% — about +2.32% 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: +260.4% in cash against +152.5% 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 |
|---|---|---|---|---|
| 21 | 28 May 2026 | Terraced | £365,000 | £365,000 |
| 60 | 2 Dec 2025 | Detached | £450,000 | £459,783 |
| 52 | 7 Nov 2025 | Semi-detached | £360,000 | £367,826 |
| 8 | 18 Jul 2025 | Semi-detached | £420,000 | £429,130 |
| 27 | 7 Mar 2025 | Terraced | £400,000 | £408,696 |
| 5 | 14 Feb 2025 | Terraced | £345,000 | £352,500 |
| 17 | 19 Apr 2024 | Detached | £325,000 | £341,978 |
| 33 | 28 Sep 2023 | Semi-detached | £395,000 | £426,782 |
| 38 | 18 Jul 2023 | Semi-detached | £300,000 | £324,138 |
| 49 | 12 Jul 2023 | Terraced | £382,500 | £413,276 |
| 59 | 16 Jun 2023 | Terraced | £510,000 | £551,034 |
| Flat 5 Redbrooke Court | 14 Jun 2023 | Flat or maisonette | £140,000 | £151,264 |
| 34 | 7 Nov 2022 | Terraced | £350,000 | £405,505 |
| 55 | 2 Aug 2022 | Terraced | £340,000 | £393,919 |
| 43 | 1 Mar 2022 | Semi-detached | £360,000 | £417,091 |
| 41 | 29 Sep 2021 | Semi-detached | £370,000 | £467,473 |
| 58 | 27 Sep 2021 | Semi-detached | £362,000 | £457,366 |
| 15 | 29 Jun 2021 | Terraced | £287,000 | £362,608 |
| Flat 2 Redbrooke Court | 13 Nov 2020 | Flat or maisonette | £150,000 | £194,215 |
| 42 | 28 Aug 2020 | Terraced | £288,000 | £372,893 |
| 36 | 11 Nov 2019 | Terraced | £266,000 | £347,922 |
| Flat 1 Redbrooke Court | 23 Aug 2019 | Flat or maisonette | £150,000 | £196,197 |
| 50 | 12 Jul 2019 | Semi-detached | £280,000 | £366,234 |
| 3 | 1 Jul 2019 | Terraced | £287,500 | £376,044 |
| 4 | 28 Jun 2019 | Semi-detached | £282,000 | £368,850 |
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 Lower Crescent, Stanford-le-hope values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 21 Lower Crescent | £197,500 (2014) | £365,000 (2026) | +5.3% | +2.1% |
| 52 Lower Crescent | £129,995 (2002) | £360,000 (2025) | +4.5% | +1.7% |
| 8 Lower Crescent | £115,000 (2000) | £420,000 (2025) | +5.3% | +2.5% |
| 5 Lower Crescent | £153,000 (2004) | £345,000 (2025) | +3.9% | +1.0% |
| 38 Lower Crescent | £51,500 (1995) | £300,000 (2023) | +6.5% | +3.8% |
| 49 Lower Crescent | £192,500 (2007) | £382,500 (2023) | +4.4% | +1.3% |
| 59 Lower Crescent | £159,000 (2002) | £510,000 (2023) | +5.7% | +2.8% |
| FLAT 5 REDBROOKE COURT Lower Crescent | £108,000 (2004) | £140,000 (2023) | +1.4% | -1.5% |
| 34 Lower Crescent | £52,000 (1997) | £350,000 (2022) | +7.9% | +5.3% |
| 55 Lower Crescent | £156,500 (2004) | £340,000 (2022) | +4.4% | +1.7% |
| 58 Lower Crescent | £297,000 (2016) | £362,000 (2021) | +4.0% | +2.0% |
| 15 Lower Crescent | £130,000 (2006) | £287,000 (2021) | +5.4% | +3.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Lower Crescent, Stanford-le-hope 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 |
|---|---|---|---|---|
| Terraced | 34 | 34.3% | £185,000 | £51,500 – £510,000 |
| Semi-detached | 33 | 33.3% | £235,000 | £51,500 – £420,000 |
| Flat or maisonette | 29 | 29.3% | £108,000 | £27,500 – £156,000 |
| Detached | 3 | 3.0% | £325,000 | £125,000 – £450,000 |
Section 06
Ownership and new build in Lower Crescent, Stanford-le-hope
29 of the sales on record are leasehold and 70 freehold — 29.3% 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 £108,000 and the median freehold sale £196,250 — a gap of +81.7%. 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 | 29 | 29.3% | £108,000 |
| Freehold | 70 | 70.7% | £196,250 |
Section 07
Living in Lower Crescent, Stanford-le-hope
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 £156,500 here, that rent is a gross yield of 10.86% 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 SS17, 135 crimes were recorded in Jun 2026: 51 violent, 7 burglary, 5 vehicle-related and 15 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.2 times quieter.
Against the 187,571 residents the 2021 census counted in Basildon, that is 0.72 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 Lower Crescent, Stanford-le-hope
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.
11 state and independent schools have a SS17 postcode: 8 primary, 3 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 Clere's School | Secondary | Academy converter | 1,460 |
| Mossbourne Fobbing Academy | Secondary | Academy converter | 859 |
| Graham James Primary Academy | Primary | Academy converter | 461 |
| Mossbourne Port Side Academy | Secondary | Academy converter | 443 |
| Mossbourne Herd Lane Academy | Primary | Academy sponsor led | 440 |
| Stanford-Le-Hope Primary School | Primary | Academy sponsor led | 438 |
| Abbots Hall Primary School | Primary | Academy converter | 437 |
| Giffards Primary School | Primary | Academy converter | 412 |
| Arthur Bugler Primary School | Primary | Academy converter | 406 |
| Horndon-On-the-Hill CofE Primary School | Primary | Academy converter | 248 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Stanford-le-Hope Rail Station | Rail | 1.3 km |
| East Tilbury Rail Station | Rail | 4.5 km |
| Laindon Rail Station | Rail | 5.2 km |
| Basildon Rail Station | Rail | 5.3 km |
Section 09
How Lower Crescent, Stanford-le-hope compares
The median across the whole archive is £157,500. Lower Crescent, Stanford-le-hope sits below that national figure — -0.6%.
Within Stanford-le-hope the street ranks 288 of 355 by median price, and its median is below the town figure of £183,500 (-14.7%).
Where an EPC floor area could be matched to the sale, the median works out at £2,339 per square metre, across 7 of the 99 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 £27,500 to £510,000. 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.
Lower Crescent, Stanford-le-hope 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
Streets nearby
- Southend Road£165,500 median
- Victoria Road£156,500 median
- Corringham Road£167,000 median
- Branksome Avenue£229,995 median
- Runnymede Road£103,000 median
- Abbotts Drive£168,250 median
- St Margarets Avenue£127,995 median
- Boyce Road£124,995 median
- Gordon Road£156,995 median
- High Road£299,000 median
- Larkswood Road£165,500 median
- Lampits Hill£192,500 median
- Digby Road£187,000 median
- Butts Road£154,475 median
- Milton Road£168,500 median
- Lyndhurst Road£158,000 median
Addresses with more than one recorded sale
- FLAT 2, REDBROOKE COURT Lower Crescent5 sales
- 38 Lower Crescent4 sales
- FLAT 5, REDBROOKE COURT Lower Crescent4 sales
- 36 Lower Crescent4 sales
- FLAT 9, REDBROOKE COURT Lower Crescent4 sales
- 52 Lower Crescent3 sales
- 49 Lower Crescent3 sales
- 34 Lower Crescent3 sales
- 55 Lower Crescent3 sales
- 42 Lower Crescent3 sales
- 45 Lower Crescent3 sales
- 39 Lower Crescent3 sales
- 1B Lower Crescent3 sales
- 23 Lower Crescent3 sales
- FLAT 4, REDBROOKE COURT Lower Crescent3 sales
- 21 Lower Crescent2 sales
- 8 Lower Crescent2 sales
- 5 Lower Crescent2 sales
- 59 Lower Crescent2 sales
- 58 Lower Crescent2 sales
- 15 Lower Crescent2 sales
- FLAT 1, REDBROOKE COURT Lower Crescent2 sales
- 4 Lower Crescent2 sales
- FLAT 3, REDBROOKE COURT Lower Crescent2 sales
Back to Stanford-le-hope house prices.
Quick answers
Common questions about this data
What is the average house price in Lower Crescent, Stanford-le-hope?
The median price paid in Lower Crescent, Stanford-le-hope across every sale on the register is £156,500. 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 Lower Crescent, Stanford-le-hope?
99 sales are on record for Lower Crescent, Stanford-le-hope, the most recent completing on 28 May 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Lower Crescent, Stanford-le-hope house prices actually risen?
In cash, the median rose +260.4% between 2013 and 2025. In 2026 money — that is, after inflation — the change is +152.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Lower Crescent, Stanford-le-hope house prices at their highest?
The highest yearly median on record is £400,000, set in 2025. 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 Lower Crescent, Stanford-le-hope?
£2,339 per square metre, from the 7 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 28 May 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, “Lower Crescent, Stanford-le-hope 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.