House prices in CM8 2 (Witham)

This article reveals price per square metre data and various charts to help you understand current housing market in Witham (CM8 2).


Defining 'CM8 2'

This analysis is limited to properties whose postcode starts with "CM8 2", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Witham.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Witham is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 43, Foxglove Close, Witham, sold for £250,000 on Mar-2024. Given the internal area of 74 square metres, the price per sqm is £3,378.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £3,800-£4,000, £4,000-£4,200, £4,200-£4,400 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 283 sales in Witham (CM8 2) that took place in the last two years.

Distribution of £ per sqm for Witham
Distribution of £ per sqm house prices in Witham

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Witham (CM8 2). Of the 283 transactions, half were sold for between £3,330 and £4,440 per square metre. The median, or 'middle', price per square metre in 'CM8 2' is £3,820. Notably, only 25% of properties that sold recently were valued at more than £4,440 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Witham

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Witham. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

Property price heatmap for Witham
House price heatmap for Witham

Comparison with neighbouring postcode sectors

The table below shows how 'CM8 2' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CM8 2 Witham £3,330 sqm £3,820 sqm £4,440 sqm
CM8 3 Silver End £3,720 sqm £4,130 sqm £4,720 sqm
CM8 1 Witham £3,340 sqm £3,810 sqm £4,440 sqm

Will Witham house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CM8 2 (Witham) compared with both the wider area CM8 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Historic price per square metre in Witham,Witham
House price trends for Witham

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Most recent CM8 2 sales
Recent trends for Witham

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Witham to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Witham and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street Avg size Avg £sqm Recent sales
Church Street, Witham, CM8 2J 77 sqm £3,771 18
Foster Court, Witham, CM8 2T 47 sqm £2,543 17
Calamint Road, Witham, CM8 2X 81 sqm £3,065 16
Braintree Road, Witham, CM8 2D 76 sqm £3,805 16
Cressing Road, Witham, CM8 2N 91 sqm £3,626 15
Templemead, Witham, CM8 2D 46 sqm £3,367 14
Armond Road, Witham, CM8 2H 73 sqm £4,462 13
Longfield, Witham, CM8 2S 61 sqm £4,631 13

Search for your street here.

New build activity

Street Avg size Avg £sqm New build sales
Collingwood Road, Witham, CM8 2G 42 sqm £4,585 16

Collingwood Road, Witham, CM8 2G has seen 16 new build sales in the last 4 years (average price £172,460). These new build homes typically have an internal area of 42 sqm, with an average price of £4,585 sqm. This £sqm average is £765 above the average for CM8 2. New builds typically command a £ per sqm premium so this is normal.

Raw data

Our analysis of Witham is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address Paid sqm £/sqm
43, Foxglove Close, Witham £250,000
Mar-2024
74 3,378
30, Cromwell Way, Witham £350,000
Mar-2024
71 4,929
63, Barwell Way, Witham £450,000
Mar-2024
119 3,781

See the entire list of all sales in Witham (CM8 2) here.

About

I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.