A Game of Hide and Seek with Prices, CM11 1 Property Market — August 2026
If you were to take a slow drive through the winding lanes of Downham, then loop back past the cricket club in Ramsden Heath, you’d see a postcard-perfect slice of Essex. The gardens are in full bloom, and the houses look as grand as ever. But behind those front doors, there’s a fascinating game of "hide and seek" happening with property prices.
Did you know that right now in CM11 1, there is a massive £146,819 gap between what people hope to get for their homes and what they are actually shaking hands on? That’s like expecting to sell a vintage car for a fortune, only to find out the person with the cash in their pocket wants a very significant discount.
The Big Number on the Sticker
If you look at the "For Sale" signs or browse online, the average price tag you’ll see in CM11 1 is £808,780. To put that in perspective, that’s roughly what you’d expect to pay for a lovely, spacious four-bedroom home in a spot like Ramsden Bellhouse.
However, we’ve seen a bit of a wobble this month. Sellers have dropped their asking prices by an average of £29,425 compared to last month. It’s as if the "sticker price" is trying to catch up with reality.
What’s Actually Happening at the Handshake?
When we look at the bank statements and the final deals done over the last year, the average price people actually paid was £661,961.
This is the "Gap" I mentioned. Sellers are currently asking for about 22% more than what buyers are willing to pay. In plain English? If you’re selling, you might need to be a bit more flexible with your price to get that "Sold" sign up. If you’re buying, it means there’s definitely room to have a polite chat about a lower price!
Is it Busy Out There?
Right now, there are 59 properties looking for new owners across the CM11 1 area. We are seeing about 4 homes sell every month. Because there are quite a few houses available but not a huge rush of buyers, it’s what we call a "Buyer’s Market." It’s a bit like a buffet where there’s plenty of food and not too many people in the queue—you can take your time and pick the best plate.
In fact, at the current pace, it would take nearly 17 months to sell every house on the market if no new ones were added!
The Seven-Year Itch
Let’s look back to 2019. If you bought an average home in CM11 1 seven years ago, it would have cost you about £674,819. Today, that same average home is worth £661,961.
That means, unusually, the average home is worth about £12,858 less than it was seven years ago. While some incredible homes have sold recently—like a stunning detached house on Homestead Road in Ramsden Bellhouse for £2,860,000—the general trend shows that the "boom" times have settled down into a much calmer, quieter period.
What Does This Mean for You?
Whether you’re living in a cosy cottage in Downham or a large family home in Ramsden Bellhouse, the message this August is simple: patience is key.
If you’re selling, don't be discouraged by the numbers—it just means you need to price your home sensibly from day one to attract the right person. And if you’re looking to move into the area, you’ve got more choice and more "haggling power" than you’ve had in a long time.
I’m Mark Readings, and I’m always wandering around CM11 1. If you see me out and about, feel free to stop me for a chat about what your own front door might be worth!