East London market report E
The E (East London) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 397,907 completed sales registered with HM Land Registry in the E postcode area (East London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the typical home in the E postcode area (East London) sold for £485,000 in 2026, the median of 3,491 registered sales, down 4% on five years earlier. The mean was £548,800, and by floor area homes here have averaged about £7,290 per square metre over the last five years. The figures cover 397,907 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The figures for E centred on East London run across 21 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where E sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in E
The E median stands at £485,000 for 2026, built from 3,491 registered sales; the mean, the figure usually quoted as the "average house price", is £548,800, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in E
By floor space, homes in E have sold for about £7,290 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, E runs 70% above it.
A typical E home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £485,000 | £485,000 | 3,491 |
| 2025 | £505,000 | £517,076 | 9,407 |
| 2024 | £500,000 | £531,603 | 9,370 |
| 2023 | £495,000 | £543,884 | 8,204 |
| 2022 | £495,000 | £580,444 | 11,297 |
| 2021 | £507,500 | £642,560 | 13,380 |
| 2020 | £488,800 | £634,228 | 8,899 |
| 2019 | £466,500 | £611,470 | 9,410 |
| 2018 | £450,000 | £599,858 | 10,364 |
| 2017 | £445,000 | £606,935 | 11,409 |
| 2016 | £428,000 | £598,776 | 12,081 |
| 2015 | £375,100 | £530,016 | 12,335 |
| 2014 | £335,000 | £475,256 | 13,624 |
| 2013 | £283,000 | £407,209 | 11,484 |
| 2012 | £259,700 | £382,246 | 9,525 |
| 2011 | £250,000 | £377,404 | 9,221 |
| 2010 | £250,000 | £392,064 | 9,474 |
| 2009 | £240,000 | £385,802 | 7,855 |
| 2008 | £250,000 | £409,803 | 9,220 |
| 2007 | £249,800 | £423,730 | 17,409 |
| 2006 | £225,000 | £390,571 | 17,505 |
| 2005 | £210,000 | £373,715 | 15,315 |
| 2004 | £200,000 | £363,239 | 17,205 |
| 2003 | £180,000 | £331,604 | 16,342 |
| 2002 | £158,000 | £297,276 | 18,514 |
| 2001 | £129,500 | £248,957 | 18,636 |
| 2000 | £110,500 | £216,856 | 17,292 |
| 1999 | £89,000 | £177,372 | 17,754 |
| 1998 | £75,000 | £151,393 | 15,613 |
| 1997 | £65,500 | £134,327 | 14,599 |
| 1996 | £58,000 | £122,319 | 11,784 |
| 1995 | £55,000 | £119,562 | 9,889 |
In cash terms the typical E home went from £55,000 in 1995 to £485,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 306%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+24.2% on the year before); the weakest, 2009 (−4.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −4.0% | −6.2% |
| 5 years (since 2021) | −0.9% | −5.5% |
| 6 years (since 2020) | −0.1% | −4.4% |
| 10 years (since 2016) | +1.3% | −2.1% |
| 20 years (since 2006) | +3.9% | +1.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 60% of the typed total. A detached home currently trades at £800,000 against £420,000 for a flat, 1.9 times the price.
Median by property type, E
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £800,000 | 33 | 3,242 |
| Semi-detached | £760,000 | 173 | 19,297 |
| Terraced | £640,000 | 1,111 | 135,377 |
| Flats | £420,000 | 2,174 | 239,991 |
How many homes change hands in E
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 6,396 sales completed in E. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 17,277 sales a year before the financial crisis and 8,354 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around E
For renting purposes E sits in Newham, the local authority covering most of the E area (parts fall under Tower Hamlets and Waltham Forest, where rents differ). The ONS average private rent there is £1,923 a month (May 2026). The spread runs from £1,626 a month for a typical one-bed to £2,664 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
£1,923 a month is £23,076 a year, which against the £485,000 median sold price makes a gross yield of 4.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the E market
Flats dominate what actually sells, at 62% of last year's transactions, and the headline median follows them. House buyers should lean on the type split above rather than the overall figure.
What people ask about E (East London)
How much did a house sell for in E (East London)?
Are property prices falling in E (East London)?
Is E (East London) a good place to buy a house?
Will E prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 4% over five years in cash but down 25% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in E today
Everything above is what homes in E sold for. The live side of the market holds 1,960 homes at the moment, listed by 13 agents publishing to HomesIndex, at a typical asking price 8% above the E median sold price.
Set against 6,396 registered sales in the last twelve months, the 1,960 homes on the market here are roughly 4 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
15% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Woodmill Road, Hackney, London, E5 9GB, Hackney
- 1 Essex Road South, Leytonstone
- Duckman Tower, Canary Wharf, London
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every E home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Month by month: when E sells
Take the 51,658 E sales dated 2021 to 2025 and sort them by month: June completions lead with 12.1% of the total, April trails with 6.2%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 3,619 | 7.0% |
| February | 3,954 | 7.7% |
| March | 6,112 | 11.8% |
| April | 3,194 | 6.2% |
| May | 3,485 | 6.7% |
| June | 6,258 | 12.1% |
| July | 3,793 | 7.3% |
| August | 4,335 | 8.4% |
| September | 4,875 | 9.4% |
| October | 4,101 | 7.9% |
| November | 4,048 | 7.8% |
| December | 3,884 | 7.5% |
What another bedroom costs in E
What homes of each size actually sold for across the E area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Winners and losers across the E area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
District by district
The spread inside E matters more than its average. These are its districts with enough sales to measure, priciest first, each with a full report of its own.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| E5 Upper Clapton, Lower Clapton | £603,500 | +5% | 142 |
| E8 Hackney Central, Dalston | £575,000 | -2% | 165 |
| E17 Walthamstow, Upper Walthamstow | £570,000 | +14% | 472 |
| E11 Leytonstone, Wanstead | £555,000 | +8% | 252 |
| E4 Chingford, Highams Park | £550,000 | +15% | 258 |
| E20 Olympic Park, and parts of Stratford | £550,000 | -23% | 23 |
| E9 Homerton, Hackney Wick | £528,000 | -4% | 105 |
| E10 Leyton, Temple Mills | £526,600 | +11% | 176 |
| E7 Forest Gate | £522,500 | +9% | 105 |
| E2 Bethnal Green, Haggerston | £500,000 | -6% | 174 |
| E1W Wapping, St Katharine Docks | £497,500 | -34% | 86 |
| E12 Manor Park, Little Ilford | £477,500 | +9% | 52 |
| E18 South Woodford | £475,000 | -12% | 117 |
| E14 Poplar, Isle of Dogs | £450,000 | -29% | 345 |
| E1 Whitechapel | £449,200 | -12% | 184 |
| E15 Stratford, Maryland | £440,000 | -2% | 148 |
| E3 Bow, Bow Common | £437,500 | -6% | 259 |
| E6 East Ham, Beckton | £420,000 | +8% | 116 |
| E13 Plaistow | £415,000 | +4% | 97 |
| E16 Silvertown, Royal Docks | £371,800 | -20% | 214 |
Selling a home in E? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E. Free, with a one click sign in.
The live map plots every individual E sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.