Local market reports › E area › E17 › E17 5
Walthamstow market report E17 5, London
The E17 5 (Walthamstow) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 7,494 sales registered with HM Land Registry in E17 5 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in E17 5 (London) sold for £562,200 in 2026, the median of 50 registered sales, up 18% on five years earlier. The mean was £574,800, and by floor area homes here have averaged about £7,120 per square metre over the last five years. The figures cover 7,494 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E17 5 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 5 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.
The going rate for a home in E17 5
The 2026 median for E17 5 is £562,200, taken from 50 registered sales. The mean, which is what most sites call the "average house price", is £574,800, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E17 5
Averaged across five years of sales, floor space in E17 5 costs about £7,120 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.
The national median for England and Wales is £285,000, which puts E17 5 97% above the country at large.
E17 5'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 | £562,200 | £562,200 | 50 |
| 2025 | £525,000 | £537,554 | 200 |
| 2024 | £485,000 | £515,655 | 162 |
| 2023 | £487,200 | £535,314 | 158 |
| 2022 | £500,000 | £586,307 | 175 |
| 2021 | £477,400 | £604,450 | 242 |
| 2020 | £450,000 | £583,884 | 130 |
| 2019 | £425,000 | £557,073 | 193 |
| 2018 | £434,000 | £578,530 | 198 |
| 2017 | £435,500 | £593,978 | 210 |
| 2016 | £419,000 | £586,185 | 185 |
| 2015 | £354,900 | £501,474 | 204 |
| 2014 | £330,000 | £468,163 | 193 |
| 2013 | £250,000 | £359,725 | 192 |
| 2012 | £219,000 | £322,341 | 157 |
| 2011 | £205,000 | £309,471 | 137 |
| 2010 | £198,200 | £310,829 | 142 |
| 2009 | £190,000 | £305,427 | 114 |
| 2008 | £215,000 | £352,430 | 159 |
| 2007 | £225,000 | £381,663 | 339 |
| 2006 | £195,000 | £338,495 | 326 |
| 2005 | £177,000 | £314,989 | 316 |
| 2004 | £175,000 | £317,834 | 327 |
| 2003 | £162,500 | £299,364 | 342 |
| 2002 | £138,500 | £260,587 | 365 |
| 2001 | £111,000 | £213,392 | 375 |
| 2000 | £91,500 | £179,569 | 372 |
| 1999 | £75,000 | £149,471 | 380 |
| 1998 | £60,000 | £121,114 | 340 |
| 1997 | £53,000 | £108,692 | 326 |
| 1996 | £49,000 | £103,339 | 291 |
| 1995 | £48,500 | £105,432 | 194 |
In cash terms the typical E17 5 home went from £48,500 in 1995 to £562,200 in 2026, roughly 12 times the price. Inflation explains only part of it: in today's money the rise is still about 433%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 7% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E17 5 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 (+32.0% on the year before); the weakest, 2009 (−11.6%). 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) | +7.1% | +4.6% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +5.4% | +2.6% |
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
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 50 E17 5 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 345 sales a year before the financial crisis and 149 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 E17 5 market
This is a thin market: 50 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Rents around E17 5
E17 5 falls under Waltham Forest, where the ONS puts the average private rent at £1,763 a month (May 2026 figures). 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 £562,200 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 3.8% 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.
The questions people bring to E17 5 (Walthamstow)
These are the recorded searches for the wider E17 report family, answered with this page's own figures.
One real search that lands here: what are current house prices in e17 and have they increased since 2020
. The record's answer: the E17 5 (Walthamstow) median was £450,000 in 2020 and £562,200 in 2026, up 25% in cash and down 4% in today's money.
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.
Asked and answered: E17 5 (Walthamstow)
How much did a house sell for in E17 5 (Walthamstow)?
Are property prices falling in E17 5 (Walthamstow)?
Is E17 5 (Walthamstow) a good place to buy a house?
Where do E17 5 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 18% over five years in cash but down 7% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in E17 right now
The live side of the market holds 363 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole E17 district, not just E17 5: live asking prices are collected per district.
19% 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 E17 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. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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.
Five-year change in the median, E area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E17
A few minutes' walk can separate two very different markets. Here are E17's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E17 3 | £385,000 | 33 |
| E17 4 | £642,500 | 66 |
| 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.
Selling a home in E17 5? 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 E17 5, use the average prices map for a rough value: zoom from E17 5's shading down to the sold homes on your own street. The figures above are every recorded E17 5 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 E17 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E17 5. Free after a one click sign in.
Two maps carry on from here: every E17 5 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.