Local market reports › E area › E17 › E17 9
Walthamstow market report E17 9, London
The E17 9 (Walthamstow) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,258 HM Land Registry entries for E17 9 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
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 9 (London) sold for £567,500 in 2026, the median of 44 registered sales, down 11% on five years earlier. The mean was £671,300, and by floor area homes here have averaged about £8,020 per square metre over the last five years. The figures cover 6,258 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like E17 9 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 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.
Today's E17 9 prices, from the sold record
The 2026 median for E17 9 is £567,500, taken from 44 registered sales. The mean, which is what most sites call the "average house price", is £671,300, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in E17 9
The last five years of sales put E17 9 at roughly £8,020 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.
Set against the £285,000 England and Wales median, E17 9 sits 99% above the national market.
A typical E17 9 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £567,500 | £567,500 | 44 |
| 2025 | £616,800 | £631,550 | 153 |
| 2024 | £582,500 | £619,317 | 182 |
| 2023 | £555,000 | £609,809 | 187 |
| 2022 | £552,500 | £647,869 | 180 |
| 2021 | £636,800 | £806,271 | 242 |
| 2020 | £623,800 | £809,393 | 120 |
| 2019 | £540,000 | £707,811 | 185 |
| 2018 | £560,000 | £746,491 | 141 |
| 2017 | £545,000 | £743,325 | 169 |
| 2016 | £494,600 | £691,950 | 162 |
| 2015 | £475,000 | £671,175 | 175 |
| 2014 | £362,500 | £514,270 | 224 |
| 2013 | £350,000 | £503,615 | 151 |
| 2012 | £287,500 | £423,164 | 149 |
| 2011 | £270,700 | £408,653 | 135 |
| 2010 | £272,000 | £426,566 | 123 |
| 2009 | £240,000 | £385,802 | 122 |
| 2008 | £232,500 | £381,117 | 143 |
| 2007 | £250,000 | £424,070 | 244 |
| 2006 | £219,000 | £380,156 | 292 |
| 2005 | £210,000 | £373,715 | 225 |
| 2004 | £200,000 | £363,239 | 223 |
| 2003 | £180,000 | £331,604 | 249 |
| 2002 | £160,000 | £301,039 | 294 |
| 2001 | £125,000 | £240,306 | 295 |
| 2000 | £103,000 | £202,138 | 303 |
| 1999 | £83,000 | £165,415 | 277 |
| 1998 | £73,000 | £147,356 | 266 |
| 1997 | £61,000 | £125,099 | 239 |
| 1996 | £57,800 | £121,898 | 189 |
| 1995 | £53,000 | £115,214 | 175 |
In cash terms the typical E17 9 home went from £53,000 in 1995 to £567,500 in 2026, roughly 11 times the price. Adjusted for inflation it still comes to a real rise of roughly 393%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E17 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 2015 (+31.0% on the year before); the weakest, 2022 (−13.2%). 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) | −8.0% | −10.1% |
| 5 years (since 2021) | −2.3% | −6.8% |
| 10 years (since 2016) | +1.4% | −2.0% |
| 20 years (since 2006) | +4.9% | +2.0% |
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 9
The year-by-year sales count
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 44 E17 9 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 266 sales a year before the financial crisis and 149 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 rental side of E17 9
E17 9 falls under Waltham Forest, where the ONS puts the average private rent 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.
£1,763 a month is £21,156 a year, which against the £567,500 median sold price makes a gross yield of 3.7%. 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.
Reading the E17 9 market
Only 44 sales completed here in the last twelve months of data, which makes E17 9 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.
The questions people bring to E17 9 (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 9 (Walthamstow) median was £623,800 in 2020 and £567,500 in 2026, down 9% in cash and down 30% 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.
What people ask about E17 9 (Walthamstow)
Is E17 9 (Walthamstow) a good place to buy a house?
How much did a house sell for in E17 9 (Walthamstow)?
Are property prices falling in E17 9 (Walthamstow)?
Are E17 9 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 11% over five years in cash but down 30% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
E17's current homes for sale
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 9: live asking prices are collected per district.
Of everything listed here, 19% asks less than the sold record of comparable homes. 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 →
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.
The price of an extra bedroom in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
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
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 8 | £640,000 | 51 |
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 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 E17 9, use the average prices map for a rough value: zoom from E17 9's shading down to the sold homes on your own street. The figures above are every recorded E17 9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working E17 9: the featured spot on this report is free for founding agents, one per district. Claim E17 9.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E17 9 already set as the subject. Free, one click sign in.
See every individual E17 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.