Local market reports › E area › E11 › E11 2
Leytonstone market report E11 2, London
The E11 2 (Leytonstone) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 6,535 sales recorded by HM Land Registry in E11 2 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in E11 2 (London) sold for £735,000 in 2026, the median of 63 registered sales, up 12% on five years earlier. The mean was £767,200, and by floor area homes here have averaged about £7,510 per square metre over the last five years. The figures cover 6,535 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like E11 2 is a single group of streets within E11 (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 E11 2 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 a home in E11 2 sells for
The E11 2 median stands at £735,000 for 2026, built from 63 registered sales; the mean, the figure usually quoted as the "average house price", is £767,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in E11 2
Averaged across five years of sales, floor space in E11 2 costs about £7,510 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.
Against a national (England and Wales) median of £285,000, E11 2 runs 158% above it.
E11 2's median sold price, 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 | £735,000 | £735,000 | 63 |
| 2025 | £652,500 | £668,103 | 162 |
| 2024 | £650,000 | £691,084 | 139 |
| 2023 | £727,500 | £799,345 | 158 |
| 2022 | £753,800 | £883,917 | 176 |
| 2021 | £654,500 | £828,681 | 218 |
| 2020 | £715,000 | £927,727 | 127 |
| 2019 | £635,000 | £832,333 | 159 |
| 2018 | £621,800 | £828,871 | 164 |
| 2017 | £595,000 | £811,520 | 148 |
| 2016 | £492,000 | £688,313 | 177 |
| 2015 | £563,500 | £796,226 | 204 |
| 2014 | £398,000 | £564,633 | 188 |
| 2013 | £443,500 | £638,152 | 194 |
| 2012 | £385,000 | £566,672 | 198 |
| 2011 | £370,000 | £558,558 | 195 |
| 2010 | £365,500 | £573,198 | 172 |
| 2009 | £307,200 | £493,827 | 132 |
| 2008 | £315,000 | £516,352 | 152 |
| 2007 | £350,000 | £593,697 | 203 |
| 2006 | £298,700 | £518,505 | 308 |
| 2005 | £272,500 | £484,940 | 245 |
| 2004 | £252,000 | £457,681 | 261 |
| 2003 | £250,000 | £460,561 | 270 |
| 2002 | £216,000 | £406,402 | 284 |
| 2001 | £180,000 | £346,041 | 334 |
| 2000 | £160,500 | £314,981 | 262 |
| 1999 | £130,000 | £259,083 | 295 |
| 1998 | £116,500 | £235,164 | 221 |
| 1997 | £97,000 | £198,927 | 305 |
| 1996 | £85,500 | £180,316 | 238 |
| 1995 | £90,000 | £195,646 | 183 |
In cash terms the typical E11 2 home went from £90,000 in 1995 to £735,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 276%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 21% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the E11 2 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 2015 (+41.6% on the year before); the weakest, 2016 (−12.7%). 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) | +12.6% | +10.0% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +4.1% | +0.7% |
| 20 years (since 2006) | +4.6% | +1.8% |
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.
Transaction volumes
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.
The register shows 63 E11 2 sales across the most recent 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 140 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.
The shape of the E11 2 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the E11 district median, E11 2 sits 34% higher, marking it as a dearer pocket of the district.
The rental side of E11 2
E11 2 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). The spread runs from £1,365 a month for a typical one-bed to £2,714 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Against the £735,000 median purchase price, a rent of £1,725 a month (£20,700 a year) works out at a 2.8% 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.
E11 2 (Leytonstone): the questions that come up
Is E11 2 (Leytonstone) a good place to buy a house?
How much did a house sell for in E11 2 (Leytonstone)?
Are property prices falling in E11 2 (Leytonstone)?
Will E11 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in E11 now
The live side of the market holds 219 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole E11 district, not just E11 2: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. 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 →
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
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. 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.
E area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E11
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E11, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E11 1 | £445,000 | 48 |
| 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 2? 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 E11 2'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 E11 2: the featured spot on this report is free for founding agents, one per district. Claim E11 2.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E11 2. Free, with a one click sign in.
See every individual E11 2 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.