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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 | £527,500 | £478k – £719k | 8 |
| Semi-detached | £525,000 | £481k – £575k | 63 |
| Terraced | £435,000 | £420k – £452k | 26 |
| Flat | £316,250 | £280k – £378k | 26 |
A quick check on an asking price: multiply the floor area on the home's energy certificate by £5,892/m². 90 m² comes to about £530k; 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.
7 of 77 streets in Hacton where the typical sale since 2021 was £350k or less.
| Street | Typical price | Sales | Mostly |
|---|---|---|---|
| Kirton Close RM12 | £345k | 6 | Semi-detached |
| South End Road RM12 | £333k | 2 | Semi-detached |
| Crawford Compton Close RM12 | £305k | 6 | Terraced |
| Defiant Close RM12 | £290k | 31 | Flat |
| Fontwell Park Gardens RM12 | £285k | 6 | Terraced |
| Dewey Path RM12 | £269k | 6 | Terraced |
| Berry Close RM12 | £239k | 6 | Flat |
Standard sales since January 2021, streets with at least two. Mixes home types: a street of flats looks cheaper than one of houses.
| Hacton | Havering | England and Wales | |
|---|---|---|---|
| Council tax bands E–H | 32% | 24% | 19% |
| Rated A or B | 16% | 9% | 12% |
| Rated E, F or G | 17% | 18% | 16% |
| Gas use per home (kWh a year) | 11,224 | 11,589 | 11,043 |
| Electricity use per home (kWh a year) | 3,146 | 3,363 | 3,166 |
| Homes on mains gas | 98% | 92% | 86% |
| Households in fuel poverty | 7% | 8% | 10% |
MHCLG council tax and energy certificates; DESNZ gas and electricity use and fuel poverty.
| Hacton | Havering | England and Wales | |
|---|---|---|---|
| Postcodes with homes at medium/high flood risk | 0% | 1% | 3% |
| Crimes per 1,000 residents a year | 51 | 93 | 99 |
| Change over two years | +29% | -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 | 0% | 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 Hacton, how values moved and the risks, side by side.
| Emerson Park | £936k | £5,500 | +45% | 60 | 34 | 1% |
|---|---|---|---|---|---|---|
| Upminster South & Corbets Tey | £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 (this one) | £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% |
| 198, Lancaster DriveRM12 5SJ | 20 Aug 2026 | £528,000 | Semi-detached |
|---|---|---|---|
| 42, Sarre AvenueRM12 6TP | 13 Aug 2026 | £415,000 | Semi-detached |
| 80, Tangmere CrescentRM12 5PX | 3 Aug 2026 | £445,000 | Terraced |
| 20, Hunter DriveRM12 5TS | 24 Jul 2026 | £430,000 | Semi-detached |
| 20, Alma AvenueRM12 6SR | 24 Jul 2026 | £518,500 | Semi-detached |
| Flat 6, Martel House, Defiant CloseRM12 6EY | 16 Jul 2026 | £320,000 | Flat · leasehold |
| 16, Veny CrescentRM12 6TJ | 16 Jul 2026 | £473,500 | Terraced |
| 23, Coronation DriveRM12 5BL | 15 Jul 2026 | £490,000 | Semi-detached |
| 22, Lancaster DriveRM12 5SU | 3 Jul 2026 | £580,000 | Semi-detached |
| 17, Rosebank AvenueRM12 5QX | 30 Jun 2026 | £493,000 | Semi-detached |
| 10, Gladiator WayRM12 6EU | 26 Jun 2026 | £575,000 | Semi-detached |
| 401, South End RoadRM12 5NA | 25 Jun 2026 | £325,000 | Terraced |
| 5, Maybank AvenueRM12 5SA | 22 Jun 2026 | £500,000 | Semi-detached |
| 5, Kent DriveRM12 6TD | 19 Jun 2026 | £425,000 | Semi-detached |
| 24, Winifred AvenueRM12 6SU | 12 Jun 2026 | £695,000 | Semi-detached |
| 88, Laburnum WalkRM12 5RJ | 5 Jun 2026 | £640,000 | Semi-detached |
| 2, Whittle DriveRM12 6EQ | 4 Jun 2026 | £575,000 | Detached |
| 8, Cumberland AvenueRM12 6HU | 28 May 2026 | £605,000 | Semi-detached |
| 86, Hacton DriveRM12 6DP | 27 May 2026 | £770,000 | Semi-detached |
| 39, Chevington WayRM12 6RW | 22 May 2026 | £660,000 | Terraced |
| Flat 1, Maybank Lodge, Maybank AvenueRM12 5SF | 18 May 2026 | £295,000 | Flat · leasehold |
| 6, Ascot GardensRM12 6SP | 15 May 2026 | £600,000 | Semi-detached |
| 35, West Malling WayRM12 5RS | 11 May 2026 | £550,000 | Terraced |
| 4, Ilfracombe CrescentRM12 6RQ | 5 May 2026 | £760,000 | Detached |
| 31, Spingate CloseRM12 6SW | 1 May 2026 | £600,000 | Semi-detached |
Greyed rows are non-standard transfers (e.g. repossessions, buy-to-let portfolios, company sales).
Sort by any column; open a neighbourhood for the same view.
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