Local market reports › E area › E11
Leytonstone market report E11, London
The E11 (Leytonstone) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 24,533 HM Land Registry entries for E11 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical E11 (London) home changed hands for £548,500 in 2026 (median of 212 registered sales, up 7% on five years earlier), with the mean at £622,800, and by floor area homes here have averaged about £7,130 per square metre over the last five years. Source: 24,533 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district E11 covering Leytonstone, Wanstead, Snaresbrook sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E11 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 E11
In the E11 property market, the 2026 median sale price is £548,500, from 212 registered sales; the mean, the "average house price" most sites quote, is £622,800, sitting somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in E11
A square metre of E11 home has cost about £7,130 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, E11 runs 92% above it.
E11's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £548,500 | £548,500 | 212 |
| 2025 | £590,000 | £604,109 | 601 |
| 2024 | £565,000 | £600,711 | 541 |
| 2023 | £541,200 | £594,647 | 512 |
| 2022 | £525,000 | £615,622 | 635 |
| 2021 | £515,000 | £652,056 | 849 |
| 2020 | £495,400 | £642,792 | 448 |
| 2019 | £480,500 | £629,821 | 500 |
| 2018 | £490,000 | £653,179 | 517 |
| 2017 | £448,000 | £611,027 | 583 |
| 2016 | £430,000 | £601,574 | 615 |
| 2015 | £392,000 | £553,896 | 731 |
| 2014 | £345,000 | £489,443 | 740 |
| 2013 | £275,000 | £395,698 | 656 |
| 2012 | £275,000 | £404,766 | 566 |
| 2011 | £250,000 | £377,404 | 518 |
| 2010 | £247,800 | £388,614 | 532 |
| 2009 | £230,000 | £369,727 | 397 |
| 2008 | £248,000 | £406,524 | 523 |
| 2007 | £250,000 | £424,070 | 944 |
| 2006 | £232,500 | £403,590 | 1,113 |
| 2005 | £208,000 | £370,156 | 989 |
| 2004 | £198,000 | £359,607 | 981 |
| 2003 | £180,000 | £331,604 | 1,122 |
| 2002 | £157,000 | £295,394 | 1,230 |
| 2001 | £127,000 | £244,151 | 1,254 |
| 2000 | £106,100 | £208,221 | 1,116 |
| 1999 | £82,500 | £164,418 | 1,245 |
| 1998 | £74,500 | £150,384 | 1,006 |
| 1997 | £67,500 | £138,429 | 1,107 |
| 1996 | £60,000 | £126,537 | 949 |
| 1995 | £58,000 | £126,083 | 801 |
In cash terms the typical E11 home went from £58,000 in 1995 to £548,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 335%: 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 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E11 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 2000 (+28.6% 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.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.0% | −9.2% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +4.4% | +1.5% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 45% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £1,675,000 against £393,000 for a flat, 4.3 times the price.
Median by property type, E11
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 | £1,675,000 (2025) | – | 562 |
| Semi-detached | £900,000 | 27 | 2,386 |
| Terraced | £732,500 | 84 | 10,536 |
| Flats | £392,500 | 98 | 11,046 |
Transaction volumes
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
E11 recorded 467 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,094 sales a year before the financial crisis and 500 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.
Reading the E11 market
Among the 20 measurable districts of its area, E11 ranks 5 by median price: firmly in the dearer tier.
Rents around E11
E11 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 £548,500 median sold price makes a gross yield of 3.9%. 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.
E11 (Leytonstone): the questions that come up
Are property prices falling in E11 (Leytonstone)?
Is E11 (Leytonstone) a good place to buy a house?
How much did a house sell for in E11 (Leytonstone)?
What happens to E11 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 7% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
E11's current homes for sale
Everything above is what homes in E11 sold for. This is what you could actually buy today: 219 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 9% below the E11 median sold price.
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" 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 →
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. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
E11 ranks 6 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.
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.
Inside E11, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E11 1 | £445,000 | 48 |
| E11 2 | £735,000 | 63 |
| E11 3 | £580,000 | 52 |
| E11 4 | £525,000 | 49 |
How E11 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £635,000 | -11% |
| E5 | £585,000 | +2% |
| E8 | £575,000 | -2% |
| E17 | £563,500 | +13% |
| E11 (this report) | £548,500 | +7% |
| E4 | £545,000 | +14% |
| E9 | £526,500 | -4% |
| E10 | £525,000 | +11% |
| E7 | £500,000 | +4% |
| E2 | £499,000 | -6% |
| E1W | £495,000 | -34% |
| E18 | £490,000 | -9% |
| E12 | £480,000 | +9% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E3 | £446,500 | -4% |
| E15 | £440,000 | -2% |
| E6 | £425,000 | +9% |
| E13 | £415,000 | +4% |
| E16 | £375,000 | -19% |
Selling in E11? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E11, open the average prices map and zoom from the E11 shading down to the sold homes on your own street. Every recorded E11 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E11.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to E11. Free after a one click sign in.
Two maps carry on from here: every E11 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.