Have you ever wondered why two identical loaves of bread cost the same, but two identical houses in CM15 can have vastly different price tags?
I’m Peter Garland-Collins, and this July, I’ve been looking past the spreadsheets to the real stories happening in our neighbourhood. You see, the numbers on a screen tell us what a house is "worth," but they don’t tell us about the grandmother in Kelvedon Hatch who is selling up to be closer to her grandkids, or the young couple in Stondon Massey who just found their forever home. The property market isn't just about bricks; it's about people moving their lives from one box to another.
The Price on the Tin vs. The Price at the Till Did you know that right now, there is a giant £82,974 gap between what people are asking for their homes and what buyers are actually paying?
In CM15, the average price you’ll see on property websites is £641,402 (which has actually crept up by £1,824 since last month). But here’s the twist: the average price people actually handed over the keys for in the last year was £558,428.
Think of it like a car dealership—the sticker price on the windscreen is often just a starting point for a conversation. Recently, the price buyers are actually paying has dipped by £8,708 since last month. This tells us that while sellers are still dreaming big, buyers are being much more careful with their pennies.
Choice, Choice, and More Choice Whether you’re wandering past the garden centres in Kelvedon Hatch or through the leafy lanes of Stondon Massey, you’ll notice a significant volume of "For Sale" signs. Across the whole of CM15, we have 348 properties looking for new owners.
With about 18 homes actually finding buyers each month, we have what I like to call a "Buyer's Buffet." There is plenty of food on the table, and the people with the plates (the buyers) can afford to be picky. This current level of housing supply means that there is high competition for sellers to stand out amongst the stock levels currently available.
The Golden Ticket in Your Pocket If you’ve lived in CM15 for a while, I have some lovely news. Even with the market feeling a bit quieter this month, your home has likely been working hard for you in the background like a secret savings account.
Seven years ago, the average home here sold for about £509,407. Today, it’s worth £558,428. That means if you’ve owned your home since 2019, you are sitting on an extra £49,021. That isn't just a number—it’s the cost of a brand-new luxury car, a child’s university education, or a very fancy conservatory, all earned just by living in your own house.
What’s Happening in the High Streets? We’ve seen some spectacular activity lately. Over in Shenfield, a stunning detached home on Crescent Drive recently sold for over £2.5 million. Meanwhile, the countryside around Stondon Massey has been busy too, with a beautiful property on Chivers Road fetching £2.9 million.
From the busier streets near the centre to the quiet retreats on the edge of the postcode, CM15 remains a place people are eager to live.
My Honest Chat for July If you’re thinking of selling, the secret right now isn't to have the highest price on the street—it’s to have the most sensible one to ensure you compete effectively with other properties currently for sale. Buyers are out there, but they are looking for value. And if you’re looking to buy? Well, you’ve rarely had more choice or more power to negotiate.
Whether you’re in a cosy flat or a sprawling farmhouse, remember: a house is only worth what someone is willing to pay for it today.