Local market reports › E area › E17 › E17 6
Walthamstow market report E17 6, London
The standing E17 6 (Walthamstow) property market report, rebuilt from the full public record every month. Everything below comes from 8,526 sales recorded by HM Land Registry in E17 6 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 86 registered 2026 sales put the E17 6 (London) median at £553,800, up 17% on five years earlier, with a mean of £568,600, and by floor area homes here have averaged about £7,580 per square metre over the last five years. Everything rests on 8,526 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like E17 6 is a single group of streets within E17 (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 E17 6 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 a home in E17 6 sells for
The E17 6 median stands at £553,800 for 2026, built from 86 registered sales; the mean, the figure usually quoted as the "average house price", is £568,600, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in E17 6
Per square metre, E17 6 homes have averaged around £7,580 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving E17 6 94% above the national figure.
A typical E17 6 home, priced year by year (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 | £553,800 | £553,800 | 86 |
| 2025 | £556,700 | £570,012 | 241 |
| 2024 | £540,000 | £574,131 | 230 |
| 2023 | £485,400 | £533,336 | 204 |
| 2022 | £491,800 | £576,692 | 336 |
| 2021 | £473,000 | £598,879 | 360 |
| 2020 | £467,000 | £605,942 | 220 |
| 2019 | £450,000 | £589,842 | 266 |
| 2018 | £411,000 | £547,871 | 283 |
| 2017 | £475,000 | £647,852 | 171 |
| 2016 | £430,000 | £601,574 | 193 |
| 2015 | £385,000 | £544,005 | 229 |
| 2014 | £333,000 | £472,419 | 199 |
| 2013 | £267,200 | £384,474 | 162 |
| 2012 | £230,000 | £338,531 | 154 |
| 2011 | £200,000 | £301,923 | 194 |
| 2010 | £210,000 | £329,334 | 163 |
| 2009 | £187,000 | £300,604 | 145 |
| 2008 | £210,000 | £344,234 | 181 |
| 2007 | £225,000 | £381,663 | 338 |
| 2006 | £198,000 | £343,703 | 340 |
| 2005 | £177,000 | £314,989 | 278 |
| 2004 | £175,000 | £317,834 | 354 |
| 2003 | £165,000 | £303,970 | 380 |
| 2002 | £136,000 | £255,883 | 380 |
| 2001 | £106,000 | £203,780 | 375 |
| 2000 | £89,500 | £175,644 | 401 |
| 1999 | £75,000 | £149,471 | 370 |
| 1998 | £66,500 | £134,235 | 335 |
| 1997 | £55,500 | £113,819 | 372 |
| 1996 | £51,000 | £107,557 | 325 |
| 1995 | £48,000 | £104,345 | 261 |
In cash terms the typical E17 6 home went from £48,000 in 1995 to £553,800 in 2026, roughly 12 times the price. Adjusted for inflation it still comes to a real rise of roughly 431%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2017; the current median sits about 15% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the E17 6 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 2002 (+28.3% on the year before); the weakest, 2018 (−13.5%). 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) | −0.5% | −2.8% |
| 5 years (since 2021) | +3.2% | −1.6% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +5.3% | +2.4% |
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 E17 6
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 86 sales completed in E17 6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 356 sales a year before the financial crisis and 219 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.
The shape of the E17 6 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.
What homes rent for around E17 6
The local authority for E17 6 is Waltham Forest, and its ONS average private rent currently stands 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.
£1,763 a month is £21,156 a year, which against the £553,800 median sold price makes a gross yield of 3.8%. 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.
What people ask about E17 6 (Walthamstow)
Is E17 6 (Walthamstow) a good place to buy a house?
How much did a house sell for in E17 6 (Walthamstow)?
Are property prices falling in E17 6 (Walthamstow)?
Real searches this page gets asked
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: £467,000 in 2020 against £553,800 in 2026, which is a rise of 19% in cash (down 9% 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.
What happens to E17 6 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 17% over five years in cash but down 8% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
E17's current homes for sale
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 6: live asking prices are collected per district.
19% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"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 E17 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in E: the cost
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%) | — |
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. 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 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 5 | £562,200 | 50 |
| 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.
Thinking of selling in E17 6? 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 E17 6, use the average prices map for a rough value: zoom from E17 6's shading down to the sold homes on your own street. The figures above are every recorded E17 6 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E17 6.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E17 6. Free, with a one click sign in.
See every individual E17 6 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.