Local market reports › E area › E10 › E10 5
Leyton market report E10 5, London
The standing E10 5 (Leyton) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,970 registered sales in E10 5 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in E10 5 (London) sold for £552,800 in 2026, the median of 50 registered sales, up 14% on five years earlier. The mean was £567,800, and by floor area homes here have averaged about £6,710 per square metre over the last five years. The figures cover 4,970 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E10 5 is one sector of E10 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where E10 5 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 E10 5
Take the 50 registered 2026 sales in E10 5 and the middle price, the median, is £552,800. The mean lands at £567,800, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in E10 5
The last five years of sales put E10 5 at roughly £6,710 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, E10 5 sits 94% above the national market.
The price of a typical E10 5 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £552,800 | £552,800 | 50 |
| 2025 | £460,000 | £471,000 | 181 |
| 2024 | £482,500 | £512,997 | 168 |
| 2023 | £435,000 | £477,959 | 145 |
| 2022 | £487,000 | £571,063 | 167 |
| 2021 | £485,000 | £614,073 | 170 |
| 2020 | £450,000 | £583,884 | 93 |
| 2019 | £410,000 | £537,412 | 84 |
| 2018 | £408,000 | £543,872 | 115 |
| 2017 | £435,000 | £593,296 | 125 |
| 2016 | £440,000 | £615,564 | 213 |
| 2015 | £346,000 | £488,898 | 168 |
| 2014 | £272,000 | £385,880 | 163 |
| 2013 | £225,000 | £323,753 | 126 |
| 2012 | £230,000 | £338,531 | 94 |
| 2011 | £210,000 | £317,019 | 101 |
| 2010 | £220,000 | £345,017 | 114 |
| 2009 | £205,000 | £329,539 | 101 |
| 2008 | £222,500 | £364,724 | 91 |
| 2007 | £236,000 | £400,322 | 204 |
| 2006 | £205,000 | £355,854 | 264 |
| 2005 | £190,000 | £338,123 | 201 |
| 2004 | £175,000 | £317,834 | 179 |
| 2003 | £160,000 | £294,759 | 185 |
| 2002 | £141,500 | £266,231 | 206 |
| 2001 | £100,000 | £192,245 | 208 |
| 2000 | £88,000 | £172,700 | 211 |
| 1999 | £70,000 | £139,506 | 215 |
| 1998 | £63,000 | £127,170 | 161 |
| 1997 | £58,400 | £119,767 | 178 |
| 1996 | £48,500 | £102,284 | 155 |
| 1995 | £47,100 | £102,388 | 134 |
In cash terms the typical E10 5 home went from £47,100 in 1995 to £552,800 in 2026, roughly 12 times the price. Even after inflation that is a real rise of about 440%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E10 5 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 2002 (+41.5% on the year before); the weakest, 2023 (−10.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +20.2% | +17.4% |
| 5 years (since 2021) | +2.7% | −2.1% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +5.1% | +2.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in E10 5
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 50 sales completed in E10 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 207 sales a year before the financial crisis and 142 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.
Reading the E10 5 market
Only 50 sales completed here in the last twelve months of data, which makes E10 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
The rental side of E10 5
E10 5 falls under Waltham Forest, where the ONS puts the average private rent at £1,763 a month (May 2026 figures). The spread runs from £1,400 a month for a typical one-bed to £2,568 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Against the £552,800 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 3.8% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: E10 5 (Leyton)
Are property prices falling in E10 5 (Leyton)?
Is E10 5 (Leyton) a good place to buy a house?
How much did a house sell for in E10 5 (Leyton)?
Are E10 5 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 14% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
E10's current homes for sale
Turning to what is actually available: 89 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole E10 district, not just E10 5: live asking prices are collected per district.
19% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"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 E10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E10
Sector boundaries hide real price steps. The rest of E10, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E10 6 | £526,800 | 70 |
| E10 7 | £463,500 | 38 |
Zoom out to the full E10 district report for the type split, monthly volumes and how E10 compares with its neighbours.
Selling a home in E10 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E10 5, use the average prices map for a rough value: zoom from E10 5's shading down to the sold homes on your own street. The figures above are every recorded E10 5 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working E10 5: the featured spot on this report is free for founding agents, one per district. Claim E10 5.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E10 5. Free after a one click sign in.
See every individual E10 5 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.