LHA by area › South West Essex
LHA rates in South West Essex
The Valuation Office Agency's Local Housing Allowance for the South West Essex Broad Rental Market Area, April 2026 to March 2027, and what those rates return against what houses actually sold for in each postcode district.
3-bed LHA: £1,197 a month. 4-bed: £1,496. Room in a shared house: £475.
Best 3-bed LHA yield in the area: 4.8% in SS13, where a terraced house sold for a median £300,000 in the last 12 months.
Rates
| Bedrooms | Per week | Per month |
|---|---|---|
| shared accommodation (room) | £110 | £475 |
| 1 bedroom | £178 | £773 |
| 2 bedrooms | £219 | £947 |
| 3 bedrooms | £276 | £1,197 |
| 4 bedrooms | £345 | £1,496 |
3-bed LHA yield by postcode district
3-bedroom LHA for the year against the median terraced sale price in the district, last 12 months, districts with at least 10 sales. Sold data as of September 2026.
| District | Median terraced sale | Gross LHA yield |
|---|---|---|
| SS13 Basildon | £300,000 (80 sales) | 4.8% |
| RM19 Thurrock | £311,000 (13 sales) | 4.6% |
| RM17 Thurrock | £322,250 (90 sales) | 4.5% |
| RM18 Thurrock | £325,000 (51 sales) | 4.4% |
| SS15 Basildon | £325,000 (145 sales) | 4.4% |
| SS16 Basildon | £325,000 (125 sales) | 4.4% |
| SS12 Basildon | £325,000 (42 sales) | 4.4% |
| SS14 Basildon | £325,000 (148 sales) | 4.4% |
| RM20 Thurrock | £335,000 (25 sales) | 4.3% |
| SS17 Basildon | £335,000 (103 sales) | 4.3% |
| RM15 Havering | £345,000 (116 sales) | 4.2% |
| SS11 Basildon | £345,000 (27 sales) | 4.2% |
| RM16 Thurrock | £360,000 (110 sales) | 4.0% |
| CM12 Basildon | £374,000 (34 sales) | 3.8% |
| CM11 Basildon | £405,000 (35 sales) | 3.5% |
| CM15 Brentwood | £407,500 (34 sales) | 3.5% |
| CM13 Basildon | £410,000 (43 sales) | 3.5% |
| CM14 Brentwood | £442,500 (66 sales) | 3.2% |
4-bed LHA yield against a semi
| District | Median semi sale | Gross LHA yield |
|---|---|---|
| SS13 Basildon | £350,000 (41 sales) | 5.1% |
| SS14 Basildon | £360,000 (23 sales) | 5.0% |
| RM18 Thurrock | £375,000 (35 sales) | 4.8% |
| SS12 Basildon | £377,500 (101 sales) | 4.8% |
| SS17 Basildon | £385,000 (168 sales) | 4.7% |
| SS15 Basildon | £400,000 (53 sales) | 4.5% |
| SS16 Basildon | £400,000 (53 sales) | 4.5% |
| RM15 Havering | £403,500 (75 sales) | 4.4% |
| RM17 Thurrock | £410,000 (51 sales) | 4.4% |
| SS11 Basildon | £410,000 (77 sales) | 4.4% |
| RM16 Thurrock | £415,000 (116 sales) | 4.3% |
| CM11 Basildon | £457,500 (78 sales) | 3.9% |
| CM12 Basildon | £475,000 (97 sales) | 3.8% |
| CM13 Basildon | £510,000 (87 sales) | 3.5% |
| CM15 Brentwood | £550,000 (76 sales) | 3.3% |
| CM14 Brentwood | £570,000 (47 sales) | 3.1% |
What the yield figure is
Local Housing Allowance is the most housing benefit will pay towards rent in an area, set by the Valuation Office Agency for each Broad Rental Market Area and bedroom count. It is a floor for rent, not a forecast: a tenant on benefits can pay it, and market rents usually sit above it. The yield here is the 3-bedroom LHA rate for the year, divided by the median price paid for a terraced house in the district over the last 12 months (HM Land Registry). Gross, before costs, before voids, before finance. It is a screening number for comparing areas, not an appraisal of any house.
April 2026 to March 2027 (the same figures as April 2024, per the 2026 Modification Order).
Sources: VOA Local Housing Allowance rates, VOA BRMA boundaries, HM Land Registry Price Paid Data. Districts are assigned to an area by their centre point; a district straddling two areas is shown in one.