Local market reports › E area › E11 › E11 3
Leytonstone market report E11 3, London
The E11 3 (Leytonstone) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 6,209 sales recorded by HM Land Registry in E11 3 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 52 registered 2026 sales put the E11 3 (London) median at £580,000, up 6% on five years earlier, with a mean of £605,700, and by floor area homes here have averaged about £6,990 per square metre over the last five years. Everything rests on 6,209 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like E11 3 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 3 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 E11 3 homes really sell for
Across 52 registered 2026 sales, the typical (median) E11 3 home went for £580,000. The mean is £605,700, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E11 3
By floor space, homes in E11 3 have sold for about £6,990 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.
For scale: the England and Wales median is £285,000, so E11 3 trades 104% above the country as a whole.
A typical E11 3 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £580,000 | £580,000 | 52 |
| 2025 | £625,000 | £639,946 | 147 |
| 2024 | £584,000 | £620,912 | 141 |
| 2023 | £555,000 | £609,809 | 114 |
| 2022 | £560,000 | £656,664 | 165 |
| 2021 | £545,000 | £690,040 | 229 |
| 2020 | £450,000 | £583,884 | 109 |
| 2019 | £485,000 | £635,719 | 122 |
| 2018 | £450,000 | £599,858 | 126 |
| 2017 | £450,000 | £613,755 | 158 |
| 2016 | £425,000 | £594,579 | 136 |
| 2015 | £370,000 | £522,810 | 181 |
| 2014 | £336,500 | £477,384 | 204 |
| 2013 | £250,000 | £359,725 | 176 |
| 2012 | £245,000 | £360,609 | 137 |
| 2011 | £223,200 | £336,946 | 98 |
| 2010 | £225,000 | £352,858 | 125 |
| 2009 | £218,800 | £351,723 | 94 |
| 2008 | £235,000 | £385,215 | 125 |
| 2007 | £243,100 | £412,365 | 250 |
| 2006 | £220,000 | £381,892 | 296 |
| 2005 | £197,500 | £351,470 | 257 |
| 2004 | £190,000 | £345,077 | 255 |
| 2003 | £175,000 | £322,392 | 313 |
| 2002 | £150,000 | £282,224 | 304 |
| 2001 | £121,000 | £232,616 | 335 |
| 2000 | £100,000 | £196,250 | 280 |
| 1999 | £76,000 | £151,464 | 315 |
| 1998 | £67,000 | £135,244 | 250 |
| 1997 | £59,500 | £122,022 | 275 |
| 1996 | £52,500 | £110,720 | 219 |
| 1995 | £52,000 | £113,040 | 221 |
In cash terms the typical E11 3 home went from £52,000 in 1995 to £580,000 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 413%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 16% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E11 3 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 (+34.6% on the year before); the weakest, 2020 (−7.2%). 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) | −7.2% | −9.4% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 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 E11 3
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
E11 3 recorded 52 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 286 sales a year before the financial crisis and 124 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around E11 3
For renting purposes E11 3 sits in Waltham Forest. The ONS average private rent there is £1,763 a month (May 2026). The spread runs from £1,400 a month for a typical one-bed to £2,568 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Waltham Forest
ONS Price Index of Private Rents, May 2026.
Against the £580,000 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 3.6% 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.
What kind of market E11 3 is
Only 52 sales completed here in the last twelve months of data, which makes E11 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about E11 3 (Leytonstone)
Is E11 3 (Leytonstone) a good place to buy a house?
How much did a house sell for in E11 3 (Leytonstone)?
Are property prices falling in E11 3 (Leytonstone)?
What happens to E11 3 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 6% over five years in cash but down 16% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in E11 today
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 3: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Brading Crescent, LONDON, E11
- Dudley Court, New Wanstead, Wanstead, Wanstead
- Chestnut Drive, Wanstead, Wanstead
"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 E11 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in E
Real sold prices by size across the E area, straight 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 | — | £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. Where too few homes exist to say anything meaningful, the cell is 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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E11
Sector boundaries hide real price steps. The rest of E11, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E11 1 | £445,000 | 48 |
| E11 2 | £735,000 | 63 |
| 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 3? 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 E11 3, use the average prices map for a rough value: zoom from E11 3's shading down to the sold homes on your own street. The figures above are every recorded E11 3 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working E11 3: the featured spot on this report is free for founding agents, one per district. Claim E11 3.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E11 3. Free after a one click sign in.
See every individual E11 3 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.