Local market reports › E area › E11 › E11 1
Leytonstone market report E11 1, London
The standing E11 1 (Leytonstone) property market report, rebuilt from the full public record every month. The raw material for this page is 6,139 HM Land Registry entries for E11 1 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 48 registered 2026 sales put the E11 1 (London) median at £445,000, up 0% on five years earlier, with a mean of £541,500, and by floor area homes here have averaged about £6,840 per square metre over the last five years. Everything rests on 6,139 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E11 1 is one sector of E11 (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 E11 1 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.
The going rate for a home in E11 1
Take the 48 registered 2026 sales in E11 1 and the middle price, the median, is £445,000. The mean lands at £541,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
E11 1 prices by floor area
By floor space, homes in E11 1 have sold for about £6,840 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.
Set against the £285,000 England and Wales median, E11 1 sits 56% above the national market.
E11 1'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 | £445,000 | £445,000 | 48 |
| 2025 | £455,000 | £465,880 | 143 |
| 2024 | £447,800 | £476,103 | 136 |
| 2023 | £473,500 | £520,261 | 108 |
| 2022 | £433,500 | £508,328 | 161 |
| 2021 | £445,000 | £563,427 | 204 |
| 2020 | £415,000 | £538,471 | 115 |
| 2019 | £415,000 | £543,966 | 121 |
| 2018 | £430,000 | £573,198 | 113 |
| 2017 | £400,000 | £545,560 | 145 |
| 2016 | £390,000 | £545,614 | 166 |
| 2015 | £355,000 | £501,615 | 187 |
| 2014 | £332,500 | £471,709 | 184 |
| 2013 | £250,000 | £359,725 | 149 |
| 2012 | £262,500 | £386,367 | 125 |
| 2011 | £239,100 | £360,949 | 118 |
| 2010 | £248,200 | £389,242 | 130 |
| 2009 | £225,000 | £361,689 | 85 |
| 2008 | £237,000 | £388,493 | 132 |
| 2007 | £245,000 | £415,588 | 238 |
| 2006 | £220,000 | £381,892 | 256 |
| 2005 | £202,800 | £360,902 | 254 |
| 2004 | £192,500 | £349,618 | 236 |
| 2003 | £175,000 | £322,392 | 253 |
| 2002 | £158,000 | £297,276 | 347 |
| 2001 | £129,000 | £247,996 | 291 |
| 2000 | £96,800 | £189,970 | 294 |
| 1999 | £82,200 | £163,820 | 324 |
| 1998 | £84,000 | £169,560 | 271 |
| 1997 | £70,500 | £144,581 | 296 |
| 1996 | £68,000 | £143,409 | 293 |
| 1995 | £70,000 | £152,169 | 216 |
In cash terms the typical E11 1 home went from £70,000 in 1995 to £445,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 192%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E11 1 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 2001 (+33.3% on the year before); the weakest, 2024 (−5.4%). 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) | −2.2% | −4.5% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +1.3% | −2.0% |
| 20 years (since 2006) | +3.6% | +0.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
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.
E11 1 recorded 48 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 271 sales a year before the financial crisis and 119 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.
The shape of the E11 1 market
Only 48 sales completed here in the last twelve months of data, which makes E11 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within E11, this sector trades 19% below the district median: one of its district's cheaper corners.
The rental side of E11 1
For renting purposes E11 1 sits in Waltham Forest. The ONS average private rent there is £1,763 a month (May 2026). 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 £445,000 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.
Asked and answered: E11 1 (Leytonstone)
How much did a house sell for in E11 1 (Leytonstone)?
Are property prices falling in E11 1 (Leytonstone)?
Is E11 1 (Leytonstone) a good place to buy a house?
Are E11 1 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 21% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in E11 right now
This is what you could actually buy today: 219 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole E11 district, not just E11 1: live asking prices are collected per district.
26% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Brading Crescent, LONDON, E11
- Dudley Court, New Wanstead, Wanstead, Wanstead
- Chestnut Drive, Wanstead, Wanstead
"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 E11 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.
What another bedroom costs in E
What homes of each size actually sold for across the E area, 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%) | — |
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. 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.
Five-year change in the median, E area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E11
A few minutes' walk can separate two very different markets. Here are E11's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E11 2 | £735,000 | 63 |
| E11 3 | £580,000 | 52 |
| E11 4 | £525,000 | 49 |
Zoom out to the full E11 district report for the type split, monthly volumes and how E11 compares with its neighbours.
Thinking of selling in E11 1? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E11 1, open the average prices map and zoom from the E11 1 shading down to the sold homes on your own street. Every recorded E11 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E11 1: the featured spot on this report is free for founding agents, one per district. Claim E11 1.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E11 1 already set as the subject. Free, one click sign in.
See every individual E11 1 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.
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.