I was wandering through Upminster Park yesterday, watching a group of children trying to organise a game of football. They spent ages deciding who was on which team, making sure everything was perfectly fair before a single ball was kicked. It reminded me so much of what I’m seeing across our various neighbourhoods right now, from the leafy avenues of North Ockendon to the quiet lanes of Bulphan. Everyone is taking a bit of a breather, looking around, and making sure the "teams" are balanced before making their next big move.
If I had to sum up the RM14 property scene this June in just one number, it would be 155. That is the total number of houses currently wearing "For Sale" signs across our postcode.
Is it a tug-of-war or a handshake?
Right now, we are in what I call a "Balanced Market." Imagine a playground see-saw that is perfectly level. On one side, we have the people moving out, and on the other, the people moving in. Neither side is pulling harder than the other.
In some years, you’ll turn up to a viewing in RM14 and find ten other couples already there, clutching their paperwork and looking nervously at each other. This June isn't like that. It’s much calmer. Whether you’re looking at a grand home near Hall Lane or a cosy spot in Bulphan, the current level of housing supply means there is actually room to breathe and think.
Understanding Stock Levels
Here’s a quirky way to look at the numbers. Every month, about 19 homes find new owners in RM14. With 155 properties currently for sale, we have a significant amount of choice for buyers.
Think of it like this: the volume of stock on the shelf compared to the number of people buying tells us who holds the cards. Because our current stock levels are high relative to the number of monthly transactions, it tells us that buyers have a bit more power than they usually do. You have more choice, and you don’t have to feel the same pressure to settle for a property that isn't quite right, as was the case a year or two ago.
What are people actually paying?
Did you know there is often a bit of a gap between what people hope to get for their home and what actually ends up in their bank account? In RM14, the average price tag on a house is £646,144. However, the price people are actually paying (the "sold price") has averaged out at £555,783 over the last year.
That’s a gap of nearly £90,000! It shows that while we have some incredibly expensive homes—like the beautiful property on Waldegrave Gardens that recently went for £2 million—most of the "real life" market activity is happening at a slightly lower level.
What does this mean for you?
If you are thinking of selling: You need to be the "best house on the street" to grab attention. Since there is plenty of competition for sellers, with 155 other options for buyers, your home needs to look its best and be priced sensibly. In a market with this much choice, buyers will compare your home closely against others, so presentation is your best friend right now.
If you are thinking of buying: You are in a fantastic position! You have 155 homes to choose from and very little "elbowing" from other buyers. You can take the time to visit a house twice, check the garden at sunset, and make sure the local school run works for you.
If you are staying put: Your home is part of a very steady, reliable area. Even though the market has shifted towards a more balanced state, 244 families have successfully moved house in RM14 over the last year. People always want to live here because of our brilliant high streets and green spaces—and that’s a "gold star" for your home’s value in the long run.
Whether you're in the heart of Upminster or the edges of Cranham, the RM14 market is behaving itself beautifully this June. It’s calm, it’s fair, and it’s a great time to start a conversation about your next chapter.