SS16 sold prices. Langdon Hills & Lee Chapel
SS16 is the most sought-after of the four Basildon postcodes. Langdon Hills, Lee Chapel North, Lee Chapel South and the western fringe of Bowers Gifford. You get the highest point in south Essex (Langdon Hills ridge), the best-regarded schools in the district, and consistent price premiums over SS13/14/15.
Real recent sold-price context for SS16, plus free, side-by-side valuations from multiple local Basildon agents who specifically work this postcode.
Free, always. Local agents, side-by-side.
SS16 property prices by type
Indicative ranges based on recent Land Registry sales data for Langdon Hills & Lee Chapel.
Detached
£485,000
Semi
£350,000
Terraced
£300,000
Flat
£195,000
Overall
£345,000
SS16 carries a clear premium. Typically 15–20% above the Basildon average. Langdon Hills village roads can push 25–30% above average for comparable specification.
What SS16 actually feels like in 2026
SS16 runs along the Langdon Hills ridge. Genuinely the highest ground in south Essex. And the geography shapes everything. Homes on the south-facing slopes look toward the Thames estuary; larger detached roads sit in pockets like Langdon Hills Village and The Fortune of War.
Lee Chapel North and Lee Chapel South were built as part of the New Town masterplan but have matured into some of the most settled family streets in Basildon. The housing stock skews later than SS13 or SS14. More 1970s, 80s and 90s estates, more detached homes, more garages and driveways.
Schools are a major pull. Families routinely move specifically for Langdon Hills' primary and secondary catchments, and that demand sits underneath SS16's price premium. When stock is thin, which it often is, well-priced family homes here sell within two weeks.
SS16 neighbourhoods
Each part of SS16has its own price band and feel. What you'll get for your money depends on which area you're looking at.
Langdon Hills (village)
The original Langdon Hills. Period cottages, large detached homes on the ridge, and the country park on the doorstep. Highest prices in Basildon.
Lee Chapel North
1970s–80s family estates, mostly 3- and 4-bed detached and semis. Strong primary catchments.
Lee Chapel South
Similar profile to Lee Chapel North but skewing slightly newer. Popular with families upsizing from SS14.
Bowers Gifford (west)
Rural fringe running toward SS13. Mix of period and 1970s housing, larger gardens.
Property types you'll find in SS16
- •1970s–90s detached family homes (most common)
- •Period cottages in Langdon Hills village
- •3-bed semis on Lee Chapel estates
- •Small number of larger executive homes on the ridge
- •Bungalows. Another SS16 speciality, especially in Lee Chapel North
Transport and commute from SS16
SS16 schools and catchments
School quality and catchment areas drive a meaningful part of SS16 property prices, particularly for family homes.
Secondary
The James Hornsby School
Main secondary serving SS16. Recent Ofsted: 'Good'. Catchment matters.
Primary
Langdon Hills Primary
Highly sought primary; catchment pull affects property values in a tight radius.
Primary
Lee Chapel Primary
Serves Lee Chapel North and South.
Good for
- ✓Families moving for the schools. Especially Langdon Hills Primary catchment
- ✓Buyers upgrading from a SS14 semi to a SS16 detached
- ✓Anyone who wants country park and ridge views with a 35-minute London commute
Watch out for
- !Stock is consistently thin. Good homes often go to sealed bids. Be buyer-ready
- !School-catchment pricing is tight. A few streets makes a material difference
- !Some ridge-side roads have steep access and limited parking
Compare with other Basildon postcodes
Each Basildon postcode is its own micro-market.
SS16 sold-price questions
What are typical sold prices in SS16?
In SS16 (Langdon Hills & Lee Chapel), typical sold prices in 2026 are: detached around £485,000; semi-detached around £350,000; terraced around £300,000; flats around £195,000. Overall postcode average around £345,000. SS16 carries a clear premium. Typically 15–20% above the Basildon average. Langdon Hills village roads can push 25–30% above average for comparable specification.
Where can I see actual recent SS16 sales?
HM Land Registry's Price Paid Data lists every UK property sale by postcode, free and public. Most property portals (Rightmove, Zoopla) also display this data alongside their estimated values.
What's my SS16 home worth right now?
Sold prices show what's happened recently. Current value depends on your specific property. Bedroom count, condition, plot size, parking, recent extensions, EPC band. And on current buyer demand. Multiple local Basildon agents through ValuQ will quote your specific home side-by-side, free, no phone calls.
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