Local market reports › E area › E10
Leyton market report E10, London
The standing E10 (Leyton) property market report, rebuilt from the full public record every month. Everything below comes from 16,562 sales recorded by HM Land Registry in E10 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the middle 2026 sale in E10 (London) came in at £526,600, out of 176 registered, up 11% on five years earlier, and the mean stands at £567,400, and by floor area homes here have averaged about £6,820 per square metre over the last five years. The record behind it is 16,562 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
E10 is the postcode district covering Leyton, Temple Mills, Walthamstow Marshes in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where E10 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
The 2026 median for E10 is £526,600, taken from 176 registered sales. The mean, which is what most sites call the "average house price", is £567,400, a little above it, the familiar pattern where pricier homes stretch the average.
E10 prices by floor area
Per square metre, E10 homes have averaged around £6,820 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, E10 runs 85% above it.
A typical E10 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £526,600 | £526,600 | 176 |
| 2025 | £490,000 | £501,717 | 522 |
| 2024 | £485,000 | £515,655 | 434 |
| 2023 | £475,000 | £521,909 | 386 |
| 2022 | £483,000 | £566,373 | 439 |
| 2021 | £475,000 | £601,411 | 548 |
| 2020 | £457,000 | £592,967 | 412 |
| 2019 | £430,900 | £564,807 | 364 |
| 2018 | £433,000 | £577,197 | 357 |
| 2017 | £435,000 | £593,296 | 427 |
| 2016 | £403,000 | £563,801 | 555 |
| 2015 | £345,000 | £487,485 | 499 |
| 2014 | £280,000 | £397,229 | 483 |
| 2013 | £240,000 | £345,336 | 418 |
| 2012 | £227,500 | £334,852 | 290 |
| 2011 | £213,000 | £321,548 | 305 |
| 2010 | £215,000 | £337,175 | 301 |
| 2009 | £202,500 | £325,520 | 271 |
| 2008 | £218,500 | £358,168 | 366 |
| 2007 | £220,000 | £373,181 | 726 |
| 2006 | £197,000 | £341,967 | 713 |
| 2005 | £176,000 | £313,209 | 643 |
| 2004 | £168,500 | £306,029 | 637 |
| 2003 | £150,000 | £276,336 | 733 |
| 2002 | £130,000 | £244,594 | 810 |
| 2001 | £99,800 | £191,860 | 778 |
| 2000 | £83,500 | £163,869 | 824 |
| 1999 | £67,500 | £134,524 | 737 |
| 1998 | £60,000 | £121,114 | 694 |
| 1997 | £53,000 | £108,692 | 651 |
| 1996 | £49,000 | £103,339 | 591 |
| 1995 | £47,500 | £103,258 | 472 |
In cash terms the typical E10 home went from £47,500 in 1995 to £526,600 in 2026, roughly 11 times the price. Adjusted for inflation it still comes to a real rise of roughly 410%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2021, and today's median remains roughly 12% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E10 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 (+30.3% on the year before); the weakest, 2009 (−7.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E10 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +7.5% | +5.0% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 6 years (since 2020) | +2.4% | −2.0% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +5.0% | +2.2% |
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, 51% of the typed total. In 2014, the last year both were recorded here, a detached home traded at £454,500 against £250,000 for a flat, 1.8 times the price.
Median by property type, E10
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 | £454,500 (2014) | – | 18 |
| Semi-detached | £622,000 (2025) | – | 599 |
| Terraced | £752,500 | 82 | 7,450 |
| Flats | £425,000 | 89 | 8,447 |
Sales activity in E10
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.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
E10 recorded 343 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 733 sales a year before the financial crisis and 391 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.
Rents around E10
The local authority for E10 is Waltham Forest, and its ONS average private rent currently stands at £1,763 a month (May 2026 figures). A one-bed averages £1,400 a month here and a four-or-more-bed £2,568, so size does most of the work in setting the rent.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Set against the £526,600 median sold price, £1,763 a month is £21,156 a year, a gross yield of 4.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about E10 (Leyton)
Is E10 (Leyton) a good place to buy a house?
How much did a house sell for in E10 (Leyton)?
Are property prices falling in E10 (Leyton)?
Will E10 prices rise from here?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
E10's current homes for sale
Everything above is what homes in E10 sold for. The live side of the market holds 69 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 10% below the E10 median sold price.
Set against 343 registered sales in the last twelve months, the 69 homes on the market here are roughly 2 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
Of everything listed here, 19% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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.
The E10 sales calendar
Across the 2,329 sales completed in E10 from 2021 to 2025, March was the busiest month for completions (12.3% of the total) and April the quietest (6.1%). 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 | 175 | 7.5% |
| February | 191 | 8.2% |
| March | 286 | 12.3% |
| April | 141 | 6.1% |
| May | 156 | 6.7% |
| June | 229 | 9.8% |
| July | 166 | 7.1% |
| August | 180 | 7.7% |
| September | 203 | 8.7% |
| October | 201 | 8.6% |
| November | 200 | 8.6% |
| December | 201 | 8.6% |
The price of an extra bedroom in E
What homes of each size actually sold for across the E area, 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 | — | — | £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%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
E10 ranks 3 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside E10, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How E10 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 | £575,000 | -2% |
| E17 | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 (this report) | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Thinking of selling in E10? 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'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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to E10. Free after a one click sign in.
The live map plots every individual E10 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.