Local market reports › E area › E17 › E17 8
Walthamstow market report E17 8, London
The standing E17 8 (Walthamstow) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 6,958 sales registered with HM Land Registry in E17 8 (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: the typical home in E17 8 (London) sold for £640,000 in 2026, the median of 51 registered sales, up 28% on five years earlier. The mean was £618,700, and by floor area homes here have averaged about £7,480 per square metre over the last five years. The figures cover 6,958 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E17 8 is one sector of E17 (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 E17 8 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.
E17 8 sold prices: where the market stands
51 sales were registered in E17 8 in 2026, and the middle one of them, the median, went for £640,000. The mean works out at £618,700, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E17 8
The last five years of sales put E17 8 at roughly £7,480 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.
For scale: the England and Wales median is £285,000, so E17 8 trades 125% above the country as a whole.
A typical E17 8 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 | £640,000 | £640,000 | 51 |
| 2025 | £552,500 | £565,712 | 148 |
| 2024 | £515,000 | £547,551 | 159 |
| 2023 | £502,500 | £552,125 | 134 |
| 2022 | £515,000 | £603,896 | 163 |
| 2021 | £500,000 | £633,065 | 230 |
| 2020 | £475,000 | £616,322 | 125 |
| 2019 | £416,000 | £545,276 | 138 |
| 2018 | £425,000 | £566,533 | 158 |
| 2017 | £434,400 | £592,478 | 164 |
| 2016 | £428,800 | £599,895 | 180 |
| 2015 | £365,000 | £515,745 | 194 |
| 2014 | £313,700 | £445,038 | 218 |
| 2013 | £247,000 | £355,408 | 165 |
| 2012 | £240,000 | £353,250 | 159 |
| 2011 | £210,000 | £317,019 | 150 |
| 2010 | £195,000 | £305,810 | 139 |
| 2009 | £190,000 | £305,427 | 125 |
| 2008 | £219,500 | £359,807 | 152 |
| 2007 | £210,000 | £356,218 | 319 |
| 2006 | £195,000 | £338,495 | 286 |
| 2005 | £186,000 | £331,005 | 262 |
| 2004 | £168,000 | £305,121 | 319 |
| 2003 | £150,000 | £276,336 | 298 |
| 2002 | £140,000 | £263,409 | 306 |
| 2001 | £110,000 | £211,469 | 376 |
| 2000 | £85,000 | £166,813 | 348 |
| 1999 | £70,000 | £139,506 | 379 |
| 1998 | £60,000 | £121,114 | 316 |
| 1997 | £55,000 | £112,794 | 298 |
| 1996 | £46,000 | £97,012 | 260 |
| 1995 | £48,000 | £104,345 | 239 |
In cash terms the typical E17 8 home went from £48,000 in 1995 to £640,000 in 2026, roughly 13 times the price. Inflation explains only part of it: in today's money the rise is still about 513%, a genuine increase in what a home here costs.
Year-on-year change in the E17 8 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 2001 (+29.4% on the year before); the weakest, 2009 (−13.4%). 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) | +15.8% | +13.1% |
| 5 years (since 2021) | +5.1% | +0.2% |
| 10 years (since 2016) | +4.1% | +0.6% |
| 20 years (since 2006) | +6.1% | +3.2% |
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.
Sales activity in E17 8
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.
E17 8 recorded 51 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 314 sales a year before the financial crisis and 131 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.
What homes rent for around E17 8
E17 8 falls under Waltham Forest, where the ONS puts the average private rent at £1,763 a month (May 2026 figures). A one-bed averages £1,400 a month here and a four-or-more-bed £2,568, so size does most of the work in setting the rent.
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 £640,000 median sold price makes a gross yield of 3.3%. 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.
How E17 8 trades
Only 51 sales completed here in the last twelve months of data, which makes E17 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within E17, this sector trades 14% above the district median: one of the dearer corners of its district.
Common questions on E17 8 (Walthamstow)
How much did a house sell for in E17 8 (Walthamstow)?
Are property prices falling in E17 8 (Walthamstow)?
Is E17 8 (Walthamstow) a good place to buy a house?
The questions people bring to E17 8 (Walthamstow)
A lot of searches that reach this page are full postcodes, E17 8PR among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
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 8 (Walthamstow) median was £475,000 in 2020 and £640,000 in 2026, up 35% in cash and up 4% in today's money.
Searches like can you give me an approximate property valuation for my home in e17
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £640,000 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 E17 8 prices rise from here?
The record answers a different question than "what happens next": the median is up 28% over five years in cash and flat 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 8: 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" 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 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.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight 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. Where too few homes exist to say anything meaningful, the cell is 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E17
Sector boundaries hide real price steps. The rest of E17, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E17 3 | £385,000 | 33 |
| E17 4 | £642,500 | 66 |
| E17 5 | £562,200 | 50 |
| E17 6 | £553,800 | 86 |
| E17 7 | £509,900 | 53 |
| 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 in E17 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E17 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E17 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E17 8. Free, with a one click sign in.
See every individual E17 8 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.