Local market reports › E area › E10 › E10 7
Leyton market report E10 7, London
The standing E10 7 (Leyton) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,819 registered sales in E10 7 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 38 registered 2026 sales put the E10 7 (London) median at £463,500, up 10% on five years earlier, with a mean of £517,800, and by floor area homes here have averaged about £6,310 per square metre over the last five years. Everything rests on 4,819 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like E10 7 is a single group of streets within E10 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where E10 7 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 7
Take the 38 registered 2026 sales in E10 7 and the middle price, the median, is £463,500. The mean lands at £517,800, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in E10 7
Averaged across five years of sales, floor space in E10 7 costs about £6,310 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.
For scale: the England and Wales median is £285,000, so E10 7 trades 63% above the country as a whole.
E10 7's median sold price, 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 | £463,500 | £463,500 | 38 |
| 2025 | £440,000 | £450,522 | 134 |
| 2024 | £430,000 | £457,178 | 93 |
| 2023 | £427,000 | £469,169 | 75 |
| 2022 | £430,000 | £504,224 | 109 |
| 2021 | £420,000 | £531,774 | 121 |
| 2020 | £415,000 | £538,471 | 166 |
| 2019 | £425,000 | £557,073 | 140 |
| 2018 | £412,500 | £549,870 | 94 |
| 2017 | £376,500 | £513,508 | 127 |
| 2016 | £350,000 | £489,653 | 104 |
| 2015 | £331,500 | £468,410 | 132 |
| 2014 | £273,800 | £388,433 | 134 |
| 2013 | £240,000 | £345,336 | 113 |
| 2012 | £210,000 | £309,094 | 80 |
| 2011 | £206,500 | £311,736 | 76 |
| 2010 | £210,000 | £329,334 | 80 |
| 2009 | £190,800 | £306,713 | 62 |
| 2008 | £194,000 | £318,007 | 126 |
| 2007 | £196,000 | £332,471 | 212 |
| 2006 | £176,000 | £305,514 | 180 |
| 2005 | £160,000 | £284,736 | 197 |
| 2004 | £160,000 | £290,591 | 197 |
| 2003 | £140,500 | £258,835 | 266 |
| 2002 | £120,000 | £225,779 | 292 |
| 2001 | £90,000 | £173,020 | 259 |
| 2000 | £75,000 | £147,188 | 257 |
| 1999 | £64,000 | £127,549 | 229 |
| 1998 | £56,000 | £113,040 | 224 |
| 1997 | £48,000 | £98,438 | 210 |
| 1996 | £45,000 | £94,903 | 160 |
| 1995 | £47,500 | £103,258 | 132 |
In cash terms the typical E10 7 home went from £47,500 in 1995 to £463,500 in 2026, roughly 10 times the price. Even after inflation that is a real rise of about 349%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2019, and today's median remains roughly 17% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E10 7 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 (+33.3% on the year before); the weakest, 1996 (−5.3%). 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 years (since 2025) | +5.3% | +2.9% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +2.8% | −0.5% |
| 20 years (since 2006) | +5.0% | +2.1% |
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.
How many homes change hands in E10 7
How many homes change hands
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, 38 sales completed in E10 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 233 sales a year before the financial crisis and 90 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.
How E10 7 trades
This is a thin market: 38 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Against the E10 district median, E10 7 sits 12% lower, marking it as a cheaper pocket of the district.
What homes rent for around E10 7
E10 7 falls under Waltham Forest, where the ONS puts the average private rent 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.
£1,763 a month is £21,156 a year, which against the £463,500 median sold price makes a gross yield of 4.6%. 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.
What people ask about E10 7 (Leyton)
Is E10 7 (Leyton) a good place to buy a house?
How much did a house sell for in E10 7 (Leyton)?
Are property prices falling in E10 7 (Leyton)?
What happens to E10 7 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in E10 today
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 7: 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
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
A few minutes' walk can separate two very different markets. Here are E10's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E10 5 | £552,800 | 50 |
| E10 6 | £526,800 | 70 |
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 7? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E10 7, use the average prices map for a rough value: zoom from E10 7's shading down to the sold homes on your own street. The figures above are every recorded E10 7 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E10 7.
Keep digging
Behind the answers sits the same Land Registry record as this page, with E10 7 already set as the subject. Free, one click sign in.
The live map plots every individual E10 7 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.