Local market reports › E area › E17
Walthamstow market report E17, London
The E17 (Walthamstow) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 47,332 completed sales registered with HM Land Registry in E17 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: a typical E17 (London) home changed hands for £570,000 in 2026 (median of 472 registered sales, up 14% on five years earlier), with the mean at £604,100, and by floor area homes here have averaged about £7,410 per square metre over the last five years. Source: 47,332 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district E17 covering Walthamstow, Upper Walthamstow sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E17 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 sold prices: where the market stands
The E17 median stands at £570,000 for 2026, built from 472 registered sales; the mean, the figure usually quoted as the "average house price", is £604,100, somewhat above it, as happens wherever a market carries an expensive tail.
E17 prices by floor area
Measured by floor area, the last five years of E17 sales average about £7,410 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so E17 trades 100% above the country as a whole.
A typical E17 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 | £570,000 | £570,000 | 472 |
| 2025 | £545,000 | £558,033 | 1,220 |
| 2024 | £514,000 | £546,488 | 1,264 |
| 2023 | £516,200 | £567,178 | 1,118 |
| 2022 | £509,200 | £597,095 | 1,434 |
| 2021 | £499,000 | £631,798 | 1,721 |
| 2020 | £480,000 | £622,810 | 986 |
| 2019 | £456,800 | £598,755 | 1,258 |
| 2018 | £445,800 | £594,260 | 1,230 |
| 2017 | £457,500 | £623,984 | 1,123 |
| 2016 | £430,000 | £601,574 | 1,206 |
| 2015 | £380,000 | £536,940 | 1,349 |
| 2014 | £336,400 | £477,242 | 1,386 |
| 2013 | £265,000 | £381,309 | 1,115 |
| 2012 | £238,000 | £350,306 | 975 |
| 2011 | £225,000 | £339,663 | 1,000 |
| 2010 | £218,000 | £341,880 | 901 |
| 2009 | £200,000 | £321,502 | 822 |
| 2008 | £225,000 | £368,823 | 1,028 |
| 2007 | £230,000 | £390,144 | 2,157 |
| 2006 | £206,800 | £358,978 | 2,118 |
| 2005 | £191,000 | £339,903 | 1,731 |
| 2004 | £180,000 | £326,915 | 1,940 |
| 2003 | £169,000 | £311,339 | 2,035 |
| 2002 | £145,000 | £272,816 | 2,185 |
| 2001 | £115,000 | £221,082 | 2,239 |
| 2000 | £95,000 | £186,438 | 2,168 |
| 1999 | £76,500 | £152,461 | 2,189 |
| 1998 | £68,000 | £137,263 | 1,979 |
| 1997 | £57,000 | £116,896 | 1,975 |
| 1996 | £52,000 | £109,666 | 1,641 |
| 1995 | £50,000 | £108,692 | 1,367 |
In cash terms the typical E17 home went from £50,000 in 1995 to £570,000 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 424%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 10% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E17 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 (+26.9% on the year before); the weakest, 2009 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 51% of the typed total. In 2024, the last year both were recorded here, a detached home traded at £610,000 against £405,000 for a flat, a 51% premium.
Median by property type, E17
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £610,000 (2024) | – | 267 |
| Semi-detached | £822,500 | 17 | 2,332 |
| Terraced | £735,500 | 245 | 23,943 |
| Flats | £435,500 | 208 | 20,778 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +4.6% | +2.1% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 6 years (since 2020) | +2.9% | −1.5% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +5.2% | +2.3% |
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.
The turnover behind the prices
How many homes change hands
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.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
E17 recorded 854 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 2,072 sales a year before the financial crisis and 1,102 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 tenants pay around E17
The local authority for E17 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.
Against the £570,000 median purchase price, a rent of £1,763 a month (£21,156 a year) works out at a 3.7% 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.
How E17 trades
E17 sits 3 of 20 in its area's price order, well inside the expensive end.
Asked and answered: E17 (Walthamstow)
Is E17 (Walthamstow) a good place to buy a house?
How much did a house sell for in E17 (Walthamstow)?
Are property prices falling in E17 (Walthamstow)?
Searches that land here, answered
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 (Walthamstow) median was £480,000 in 2020 and £570,000 in 2026, up 19% in cash and down 8% 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.
Will E17 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 14% over five years in cash but down 10% 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.
What is for sale in E17 right now
Everything above is what homes in E17 sold for. This is what you could actually buy today: 311 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 8% below the E17 median sold price.
At the pace of the last twelve months' registered sales (854 in E17), the 311 homes listed here amount to about 4 months of supply. Not every agent publishes to HomesIndex, so the true figure is higher.
Of everything listed here, 11% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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.
Month by month: when E17 sells
March is when E17 changes hands most (11.7% of the 6,757 sales dated 2021 to 2025); April is the quiet end at 6.2%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 486 | 7.2% |
| February | 518 | 7.7% |
| March | 793 | 11.7% |
| April | 416 | 6.2% |
| May | 432 | 6.4% |
| June | 787 | 11.6% |
| July | 476 | 7.0% |
| August | 564 | 8.3% |
| September | 555 | 8.2% |
| October | 580 | 8.6% |
| November | 604 | 8.9% |
| December | 546 | 8.1% |
The price of an extra bedroom in E
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 | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
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
E17 ranks 2 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside E17, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E17 3 | £430,000 | 43 |
| E17 4 | £642,500 | 78 |
| E17 5 | £563,500 | 63 |
| E17 6 | £575,000 | 105 |
| E17 7 | £516,000 | 60 |
| E17 8 | £645,000 | 64 |
| E17 9 | £580,000 | 59 |
How E17 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 | £575,000 | -2% |
| E17 (this report) | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Selling a home in E17? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E17'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.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E17. Free, with a one click sign in.
See every individual E17 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.