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Is this the right price? What homes are worth today and by type, what sold, what a home costs to run, and the risks to ask about before an offer.
| Home type, 2025 | Typical price | Middle half sold between | Sales |
|---|---|---|---|
| Detached | £865,000 | £756k – £1.08m | 18 |
| Semi-detached | £752,500 | £680k – £846k | 76 |
| Terraced | £650,000 | £450k – £810k | 13 |
A quick check on an asking price: multiply the floor area on the home's energy certificate by £6,008/m². 90 m² comes to about £541k; condition, garden, parking and the street move it either way. Check an asking price →
Estimate: standard sales since 2021 brought up to today on the like-for-like index; sale prices from HM Land Registry. How accurate the estimates are.
6 of 55 streets in Upminster South & Corbets Tey where the typical sale since 2021 was £500k or less.
| Street | Typical price | Sales | Mostly |
|---|---|---|---|
| Lime Avenue RM14 | £500k | 5 | Semi-detached |
| Sunnings Lane RM14 | £434k | 11 | Terraced |
| Harwood Hall Lane RM14 | £368k | 4 | Terraced |
| Damyns Hall Cottages RM14 | £320k | 2 | Terraced |
| Grove Court RM14 | £309k | 2 | Flat |
| Alder Avenue RM14 | £295k | 8 | Flat |
Standard sales since January 2021, streets with at least two. Mixes home types: a street of flats looks cheaper than one of houses.
| Upminster South & Corbets Tey | Havering | England and Wales | |
|---|---|---|---|
| Council tax bands E–H | 91% | 24% | 19% |
| Rated A or B | 2% | 9% | 12% |
| Rated E, F or G | 31% | 18% | 16% |
| Gas use per home (kWh a year) | 16,827 | 11,589 | 11,043 |
| Electricity use per home (kWh a year) | 4,152 | 3,363 | 3,166 |
| Homes on mains gas | 99% | 92% | 86% |
| Households in fuel poverty | 7% | 8% | 10% |
MHCLG council tax and energy certificates; DESNZ gas and electricity use and fuel poverty.
| Upminster South & Corbets Tey | Havering | England and Wales | |
|---|---|---|---|
| Postcodes with homes at medium/high flood risk | 1% | 1% | 3% |
| Crimes per 1,000 residents a year | 43 | 93 | 99 |
| Change over two years | -17% | -5% | 0% |
| Postcodes where 5%+ of homes are above the radon action level | 0% | 0% | 17% |
| Postcodes in a coal mining high-risk area | 0% | 0% | 5% |
| Postcodes in an area with moderate or significant shrink-swell clay | 100% | 100% | 60% |
| Postcodes above the WHO road noise level | 53% | 50% | 48% |
| Postcodes above the WHO aircraft noise level | 0% | 0% | 2% |
| Postcodes with homes below 10 Mbit/s | 4% | 1% | 1% |
Environment Agency (© Environment Agency copyright and/or database right 2026), UKHSA/BGS, Coal Authority, Defra noise maps, police.uk, Ofcom. One home's own checks are on its postcode's Buying page.
Where homes cost more or less around Upminster South & Corbets Tey, how values moved and the risks, side by side.
| Emerson Park | £936k | £5,500 | +45% | 60 | 34 | 1% |
|---|---|---|---|---|---|---|
| Upminster South & Corbets Tey (this one) | £710k | £6,055 | +53% | 109 | 43 | 1% |
| Upminster North & Cranham West | £623k | £5,815 | +40% | 95 | 50 | 0% |
| Romford East | £560k | £5,206 | +56% | 139 | 42 | 1% |
| Gidea Park | £556k | £5,347 | +41% | 141 | 72 | 0% |
| Rise Park | £524k | £5,110 | +50% | 113 | 42 | 5% |
| Elm Park East | £508k | £5,314 | +45% | 129 | 65 | 0% |
| Cranham East | £498k | £5,125 | +45% | 108 | 42 | 3% |
| Hacton | £496k | £5,442 | +46% | 123 | 51 | 0% |
| Romford North | £484k | £4,911 | +55% | 116 | 57 | 0% |
| Hylands | £484k | £5,127 | +57% | 137 | 46 | 0% |
| Upminster Bridge | £481k | £5,278 | +48% | 120 | 91 | 2% |
| Ardleigh Green | £472k | £5,157 | +55% | 145 | 49 | 0% |
| Rainham East & Wennington | £467k | £4,740 | +58% | 89 | 105 | 1% |
| Havering-atte-Bower & Chase Cross | £464k | £4,730 | +57% | 88 | 64 | 0% |
| Elm Park West | £451k | £4,787 | +54% | 95 | 78 | 0% |
| Hornchurch | £446k | £5,000 | +43% | 111 | 129 | 0% |
| Rainham West | £443k | £4,634 | +62% | 66 | 178 | 0% |
| Harold Park & Harold Wood | £440k | £5,218 | +44% | 159 | 78 | 0% |
| Collier Row & Park Farm | £439k | £4,827 | +54% | 79 | 74 | 0% |
| South Hornchurch | £438k | £4,825 | +56% | 107 | 78 | 0% |
| Petersfield Avenue & Duck Wood | £431k | £4,559 | +55% | 98 | 78 | 0% |
| Romford North West | £427k | £4,777 | +58% | 127 | 97 | 1% |
| Rush Green | £427k | £4,697 | +44% | 129 | 109 | 0% |
| Dagnam Park & Noak Hill | £425k | £4,622 | +50% | 77 | 94 | 0% |
| Hornchurch Marshes | £407k | £4,792 | +56% | 109 | 141 | 1% |
| Romford South | £404k | £5,000 | +49% | 123 | 130 | 0% |
| Harold Hill West | £402k | £4,646 | +55% | 48 | 83 | 0% |
| Harold Hill East | £382k | £4,351 | +64% | 68 | 129 | 0% |
| Central Romford | £314k | £4,796 | +32% | 128 | 390 | 2% |
| 113, Hacton LaneRM14 2NL | 7 Aug 2026 | £395,000 | Semi-detached |
|---|---|---|---|
| 112, Corbets Tey RoadRM14 2BA | 31 Jul 2026 | £805,000 | Semi-detached |
| 31, Clayton AvenueRM14 2EZ | 30 Jul 2026 | £745,000 | Semi-detached |
| 38, Sunnyside GardensRM14 3DS | 29 Jul 2026 | £800,000 | Semi-detached |
| 90, Sunnyside GardensRM14 3DR | 27 Jul 2026 | £761,000 | Semi-detached |
| 38, Parkland AvenueRM14 2EX | 24 Jul 2026 | £1,225,000 | Detached |
| 19, Southview DriveRM14 2LL | 24 Jul 2026 | £900,000 | Semi-detached |
| 48, Melstock AvenueRM14 3UL | 24 Jul 2026 | £650,000 | Semi-detached |
| 35, Little Gaynes LaneRM14 2JR | 10 Jul 2026 | £805,000 | Semi-detached |
| 35, Beech AvenueRM14 2HW | 7 Jul 2026 | £860,000 | Semi-detached |
| 103, Gaynes Park RoadRM14 2HX | 6 Jul 2026 | £1,000,000 | Detached |
| 13, Springfield GardensRM14 3EH | 6 Jul 2026 | £880,000 | Semi-detached |
| 5, Ockendon RoadRM14 3PT | 29 Jun 2026 | £715,000 | Semi-detached |
| 55, Sycamore AvenueRM14 2HS | 26 Jun 2026 | £700,000 | Semi-detached |
| 2, Reading Room Cottages, Church LaneRM14 3QB | 19 Jun 2026 | £485,000 | Terraced |
| 26, Park DriveRM14 3AL | 15 Jun 2026 | £827,500 | Semi-detached |
| 13, Elm AvenueRM14 2AZ | 12 Jun 2026 | £685,000 | Semi-detached |
| The Reading Room, Church LaneRM14 3QB | 30 Apr 2026 | £195,000 | Other |
| 18, Hornbeam AvenueRM14 2NH | 24 Apr 2026 | £455,000 | Semi-detached |
| 155, Argyle GardensRM14 3EU | 26 Mar 2026 | £720,000 | Semi-detached |
| 48, Derham GardensRM14 3HA | 20 Mar 2026 | £675,000 | Semi-detached |
| 73, Gaynes Park RoadRM14 2HP | 19 Mar 2026 | £715,000 | Terraced |
| 3, Murfitt WayRM14 2EA | 13 Mar 2026 | £630,000 | Semi-detached |
| 38, Derham GardensRM14 3HA | 10 Mar 2026 | £627,000 | Semi-detached |
| 21, Alder AvenueRM14 2NJ | 6 Mar 2026 | £295,000 | Flat · leasehold |
Greyed rows are non-standard transfers (e.g. repossessions, buy-to-let portfolios, company sales).
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