Local market reports › E area › E14 › E14 9
Poplar market report E14 9, London
The standing E14 9 (Poplar) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 18,213 completed sales registered with HM Land Registry in E14 9 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical E14 9 (London) home changed hands for £450,000 in 2026 (median of 107 registered sales, down 37% on five years earlier), with the mean at £494,500, and by floor area homes here have averaged about £9,790 per square metre over the last five years. Source: 18,213 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E14 9 is one sector of E14 (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 E14 9 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 E14 9 homes really sell for
The E14 9 median stands at £450,000 for 2026, built from 107 registered sales; the mean, the figure usually quoted as the "average house price", is £494,500, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in E14 9
The last five years of sales put E14 9 at roughly £9,790 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving E14 9 58% above the national figure.
A typical E14 9 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 | £450,000 | £450,000 | 107 |
| 2025 | £600,000 | £614,348 | 345 |
| 2024 | £687,000 | £730,422 | 565 |
| 2023 | £601,000 | £660,352 | 431 |
| 2022 | £652,800 | £765,482 | 663 |
| 2021 | £714,000 | £904,016 | 1,623 |
| 2020 | £645,000 | £836,901 | 927 |
| 2019 | £470,000 | £616,058 | 223 |
| 2018 | £490,000 | £653,179 | 355 |
| 2017 | £510,000 | £695,589 | 807 |
| 2016 | £490,600 | £686,354 | 1,163 |
| 2015 | £440,000 | £621,720 | 546 |
| 2014 | £400,000 | £567,470 | 627 |
| 2013 | £377,500 | £543,185 | 544 |
| 2012 | £365,000 | £537,234 | 548 |
| 2011 | £340,000 | £513,269 | 794 |
| 2010 | £330,000 | £517,525 | 1,352 |
| 2009 | £330,000 | £530,478 | 1,026 |
| 2008 | £320,000 | £524,548 | 450 |
| 2007 | £320,500 | £543,657 | 820 |
| 2006 | £300,000 | £520,762 | 429 |
| 2005 | £287,900 | £512,346 | 616 |
| 2004 | £269,000 | £488,557 | 952 |
| 2003 | £263,500 | £485,431 | 382 |
| 2002 | £223,000 | £419,573 | 174 |
| 2001 | £185,000 | £355,653 | 171 |
| 2000 | £165,000 | £323,813 | 194 |
| 1999 | £144,500 | £287,981 | 348 |
| 1998 | £118,800 | £239,806 | 510 |
| 1997 | £100,000 | £205,080 | 328 |
| 1996 | £88,000 | £185,588 | 113 |
| 1995 | £75,500 | £164,125 | 80 |
In cash terms the typical E14 9 home went from £75,500 in 1995 to £450,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 174%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 50% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E14 9 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 2020 (+37.2% on the year before); the weakest, 2026 (−25.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E14 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −25.0% | −26.8% |
| 5 years (since 2021) | −8.8% | −13.0% |
| 10 years (since 2016) | −0.9% | −4.1% |
| 20 years (since 2006) | +2.0% | −0.7% |
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.
Sales activity in E14 9
The year-by-year sales count
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.
Over the last twelve months of data, 107 sales completed in E14 9. Turnover has held fairly steady across the cycle: about 422 sales a year recently, against 467 a year before 2008. 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.
What tenants pay around E14 9
E14 9 falls under Tower Hamlets, where the ONS puts the average private rent at £2,419 a month (May 2026 figures). A one-bed averages £1,964 a month here and a four-or-more-bed £3,335, so size does most of the work in setting the rent.
Average monthly rent by size, Tower Hamlets
ONS Price Index of Private Rents, May 2026.
£2,419 a month is £29,028 a year, which against the £450,000 median sold price makes a gross yield of 6.5%. 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.
The shape of the E14 9 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Asked and answered: E14 9 (Poplar)
Are property prices falling in E14 9 (Poplar)?
Is E14 9 (Poplar) a good place to buy a house?
How much did a house sell for in E14 9 (Poplar)?
Searches that land here, answered
These are the recorded searches for the wider E14 report family, answered with this page's own figures.
Searches like free apartment valuation e14
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £450,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Will E14 9 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 37% over five years in cash but down 50% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
E14's current homes for sale
The live side of the market holds 324 homes at the moment, listed by 16 agents publishing to HomesIndex.
These cover the whole E14 district, not just E14 9: live asking prices are collected per district.
35% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every E14 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.
Moving up a bedroom in E: the cost
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 | — | £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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E14
Sector boundaries hide real price steps. The rest of E14, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E14 0 | £460,000 | 38 |
| E14 2 | £420,000 | 3 |
| E14 3 | £477,500 | 45 |
| E14 4 | £515,000 | 2 |
| E14 5 | £615,000 | 5 |
| E14 6 | £395,500 | 26 |
| E14 7 | £437,500 | 30 |
| E14 8 | £452,500 | 42 |
Zoom out to the full E14 district report for the type split, monthly volumes and how E14 compares with its neighbours.
Selling a home in E14 9? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E14 9, use the average prices map for a rough value: zoom from E14 9's shading down to the sold homes on your own street. The figures above are every recorded E14 9 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E14 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E14 9. Free after a one click sign in.
See every individual E14 9 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.