Local market reports › E area › E17 › E17 3
Walthamstow market report E17 3, London
The standing E17 3 (Walthamstow) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,460 sales registered with HM Land Registry in E17 3 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 33 registered 2026 sales put the E17 3 (London) median at £385,000, down 21% on five years earlier, with a mean of £521,300, and by floor area homes here have averaged about £7,020 per square metre over the last five years. Everything rests on 4,460 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E17 3 is a postcode sector: one group of streets inside E17 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E17 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 buyers actually paid in E17 3
In the E17 3 property market, the 2026 median sale price is £385,000, from 33 registered sales; the mean, the "average house price" most sites quote, is £521,300, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
E17 3 prices by floor area
By floor space, homes in E17 3 have sold for about £7,020 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 E17 3 trades 35% above the country as a whole.
A typical E17 3 home, priced year by year (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 | £385,000 | £385,000 | 33 |
| 2025 | £525,000 | £537,554 | 132 |
| 2024 | £480,000 | £510,339 | 149 |
| 2023 | £469,400 | £515,756 | 115 |
| 2022 | £498,000 | £583,962 | 193 |
| 2021 | £485,000 | £614,073 | 207 |
| 2020 | £509,000 | £660,438 | 99 |
| 2019 | £515,000 | £675,042 | 93 |
| 2018 | £450,000 | £599,858 | 158 |
| 2017 | £386,800 | £527,556 | 106 |
| 2016 | £335,800 | £469,788 | 138 |
| 2015 | £312,500 | £441,563 | 126 |
| 2014 | £297,500 | £422,056 | 152 |
| 2013 | £268,000 | £385,625 | 121 |
| 2012 | £277,500 | £408,445 | 72 |
| 2011 | £230,000 | £347,212 | 80 |
| 2010 | £200,000 | £313,651 | 77 |
| 2009 | £223,000 | £358,474 | 75 |
| 2008 | £225,000 | £368,823 | 97 |
| 2007 | £218,000 | £369,789 | 187 |
| 2006 | £211,800 | £367,658 | 202 |
| 2005 | £194,000 | £345,242 | 170 |
| 2004 | £160,000 | £290,591 | 177 |
| 2003 | £160,500 | £295,680 | 192 |
| 2002 | £138,800 | £261,151 | 218 |
| 2001 | £110,000 | £211,469 | 168 |
| 2000 | £101,000 | £198,213 | 168 |
| 1999 | £73,000 | £145,485 | 189 |
| 1998 | £68,200 | £137,667 | 160 |
| 1997 | £54,000 | £110,743 | 163 |
| 1996 | £55,000 | £115,993 | 131 |
| 1995 | £50,000 | £108,692 | 112 |
In cash terms the typical E17 3 home went from £50,000 in 1995 to £385,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 254%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 43% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the E17 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 2000 (+38.4% on the year before); the weakest, 2026 (−26.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −26.7% | −28.4% |
| 5 years (since 2021) | −4.5% | −8.9% |
| 10 years (since 2016) | +1.4% | −2.0% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
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 33 E17 3 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 185 sales a year before the financial crisis and 124 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.
Reading the E17 3 market
Only 33 sales completed here in the last twelve months of data, which makes E17 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 E17 district median, E17 3 sits 32% lower, marking it as a cheaper pocket of the district.
Rents around E17 3
The local authority for E17 3 is Waltham Forest, and its ONS average private rent currently stands 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.
Set against the £385,000 median sold price, £1,763 a month is £21,156 a year, a gross yield of 5.5%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about E17 3 (Walthamstow)
How much did a house sell for in E17 3 (Walthamstow)?
Are property prices falling in E17 3 (Walthamstow)?
Is E17 3 (Walthamstow) a good place to buy a house?
Searches that land here, answered
These are the recorded searches for the wider E17 report family, answered with this page's own figures.
People ask what are current house prices in e17 and have they increased since 2020
. From the register: £509,000 in 2020 against £385,000 in 2026, which is a fall of 24% in cash (down 42% after inflation).
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.
Are E17 3 prices heading up or down?
The record answers a different question than "what happens next": the median is down 21% over five years in cash but down 37% 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 E17 now
This is what you could actually buy today: 363 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole E17 district, not just E17 3: live asking prices are collected per district.
Of everything listed here, 19% asks less than the sold record of comparable homes. 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 E17 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.
What another bedroom costs in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E17
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E17, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E17 4 | £642,500 | 66 |
| E17 5 | £562,200 | 50 |
| E17 6 | £553,800 | 86 |
| E17 7 | £509,900 | 53 |
| E17 8 | £640,000 | 51 |
| E17 9 | £567,500 | 44 |
Zoom out to the full E17 district report for the type split, monthly volumes and how E17 compares with its neighbours.
Before you sell in E17 3: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E17 3, open the average prices map and zoom from the E17 3 shading down to the sold homes on your own street. Every recorded E17 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E17 3.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E17 3 already set as the subject. Free, one click sign in.
The live map plots every individual E17 3 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.