Local market reports › E area › E10 › E10 6
Leyton market report E10 6, London
The E10 6 (Leyton) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 6,746 sales registered with HM Land Registry in E10 6 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 70 registered 2026 sales put the E10 6 (London) median at £526,800, up 11% on five years earlier, with a mean of £584,600, and by floor area homes here have averaged about £7,160 per square metre over the last five years. Everything rests on 6,746 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E10 6 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 6 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 6
The 2026 median for E10 6 is £526,800, taken from 70 registered sales. The mean, which is what most sites call the "average house price", is £584,600, modestly above it, the usual shape of a market with an expensive tail.
E10 6 prices by floor area
Averaged across five years of sales, floor space in E10 6 costs about £7,160 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, E10 6 sits 85% above the national market.
The price of a typical E10 6 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £526,800 | £526,800 | 70 |
| 2025 | £547,200 | £560,285 | 198 |
| 2024 | £514,000 | £546,488 | 173 |
| 2023 | £496,200 | £545,203 | 166 |
| 2022 | £500,000 | £586,307 | 163 |
| 2021 | £476,500 | £603,310 | 257 |
| 2020 | £477,500 | £619,566 | 153 |
| 2019 | £442,000 | £579,356 | 140 |
| 2018 | £446,200 | £594,793 | 148 |
| 2017 | £447,500 | £610,345 | 175 |
| 2016 | £403,500 | £564,500 | 238 |
| 2015 | £347,000 | £490,311 | 199 |
| 2014 | £323,200 | £458,516 | 186 |
| 2013 | £250,000 | £359,725 | 179 |
| 2012 | £230,000 | £338,531 | 116 |
| 2011 | £225,000 | £339,663 | 128 |
| 2010 | £210,000 | £329,334 | 107 |
| 2009 | £213,500 | £343,203 | 108 |
| 2008 | £225,000 | £368,823 | 149 |
| 2007 | £220,000 | £373,181 | 310 |
| 2006 | £200,000 | £347,174 | 269 |
| 2005 | £180,000 | £320,327 | 245 |
| 2004 | £170,000 | £308,753 | 261 |
| 2003 | £154,200 | £284,074 | 282 |
| 2002 | £130,000 | £244,594 | 312 |
| 2001 | £103,000 | £198,012 | 311 |
| 2000 | £85,000 | £166,813 | 356 |
| 1999 | £68,000 | £135,520 | 293 |
| 1998 | £65,000 | £131,207 | 309 |
| 1997 | £55,000 | £112,794 | 263 |
| 1996 | £55,000 | £115,993 | 276 |
| 1995 | £48,000 | £104,345 | 206 |
In cash terms the typical E10 6 home went from £48,000 in 1995 to £526,800 in 2026, roughly 11 times the price. Adjusted for inflation it still comes to a real rise of roughly 405%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 15% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E10 6 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 2014 (+29.3% on the year before); the weakest, 2009 (−5.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.7% | −6.0% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +5.0% | +2.1% |
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.
How many homes change hands in E10 6
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.
Over the last twelve months of data, 70 sales completed in E10 6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 293 sales a year before the financial crisis and 154 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Rents around E10 6
The local authority for E10 6 is Waltham Forest, and its ONS average private rent currently stands at £1,763 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,400 a month here against £2,568 for four or more bedrooms.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Against the £526,800 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 4.0% 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 6 (Leyton)
Is E10 6 (Leyton) a good place to buy a house?
How much did a house sell for in E10 6 (Leyton)?
Are property prices falling in E10 6 (Leyton)?
What happens to E10 6 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 11% over five years in cash but down 13% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in E10 now
The live side of the market holds 89 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole E10 district, not just E10 6: 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" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
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.
What another bedroom costs in E
Real sold prices by size across the E area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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 districts that gained and lost most in cash terms, each row linking through to its own 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 5 | £552,800 | 50 |
| 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.
Thinking of selling in E10 6? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E10 6'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.
Estate agents working E10 6: the featured spot on this report is free for founding agents, one per district. Claim E10 6.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E10 6. Free after a one click sign in.
The live map plots every individual E10 6 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.