Local market reports › E area › E18 › E18 1
South Woodford market report E18 1, London
The E18 1 (South Woodford) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,574 registered sales in E18 1 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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 middle 2026 sale in E18 1 (London) came in at £625,000, out of 35 registered, up 13% on five years earlier, and the mean stands at £651,000, and by floor area homes here have averaged about £6,650 per square metre over the last five years. The record behind it is 4,574 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like E18 1 is a single group of streets within E18 (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 E18 1 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 E18 1 homes really sell for
Take the 35 registered 2026 sales in E18 1 and the middle price, the median, is £625,000. The mean lands at £651,000, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in E18 1
The last five years of sales put E18 1 at roughly £6,650 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 E18 1 trades 119% above the country as a whole.
A typical E18 1 home, priced year by year (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 | £625,000 | £625,000 | 35 |
| 2025 | £632,500 | £647,625 | 100 |
| 2024 | £552,500 | £587,421 | 104 |
| 2023 | £625,000 | £686,722 | 87 |
| 2022 | £600,000 | £703,568 | 118 |
| 2021 | £552,000 | £698,903 | 176 |
| 2020 | £546,200 | £708,706 | 86 |
| 2019 | £530,000 | £694,703 | 73 |
| 2018 | £525,000 | £699,835 | 102 |
| 2017 | £525,000 | £716,047 | 101 |
| 2016 | £518,800 | £725,806 | 98 |
| 2015 | £442,000 | £624,546 | 113 |
| 2014 | £300,000 | £425,602 | 201 |
| 2013 | £305,000 | £438,865 | 141 |
| 2012 | £350,000 | £515,156 | 98 |
| 2011 | £333,100 | £502,853 | 104 |
| 2010 | £318,000 | £498,706 | 113 |
| 2009 | £257,500 | £413,933 | 103 |
| 2008 | £277,500 | £454,881 | 98 |
| 2007 | £315,000 | £534,328 | 158 |
| 2006 | £245,000 | £425,289 | 245 |
| 2005 | £223,800 | £398,274 | 192 |
| 2004 | £234,000 | £424,990 | 201 |
| 2003 | £220,000 | £405,293 | 183 |
| 2002 | £187,500 | £352,780 | 200 |
| 2001 | £160,000 | £307,592 | 203 |
| 2000 | £130,000 | £255,125 | 188 |
| 1999 | £109,500 | £218,228 | 209 |
| 1998 | £78,200 | £157,852 | 210 |
| 1997 | £84,500 | £173,292 | 190 |
| 1996 | £78,200 | £164,920 | 186 |
| 1995 | £75,000 | £163,038 | 158 |
In cash terms the typical E18 1 home went from £75,000 in 1995 to £625,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 283%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2016, and today's median remains roughly 14% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E18 1 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 (+47.3% on the year before); the weakest, 2013 (−12.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.2% | −3.5% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +4.8% | +1.9% |
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.
Transaction volumes
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.
E18 1 recorded 35 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 196 sales a year before the financial crisis and 89 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 E18 1 market
Only 35 sales completed here in the last twelve months of data, which makes E18 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the E18 district median, E18 1 sits 28% higher, marking it as a dearer pocket of the district.
Rents around E18 1
For renting purposes E18 1 sits in Redbridge. The ONS average private rent there is £1,725 a month (May 2026). Size sets most of the rent: one-beds average £1,365 a month here against £2,714 for four or more bedrooms.
Average monthly rent by size, Redbridge
ONS Price Index of Private Rents, May 2026.
Set against the £625,000 median sold price, £1,725 a month is £20,700 a year, a gross yield of 3.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The questions people bring to E18 1 (South Woodford)
These are the recorded searches for the wider E18 report family, answered with this page's own figures.
yes let me know all
comes up in the searches for this page. The current ONS figure for Redbridge is £1,725 a month on average, which is a 3.3% gross yield at the local median; sizes and caveats are in the rent section below.
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 E18 1 (South Woodford)
How much did a house sell for in E18 1 (South Woodford)?
Are property prices falling in E18 1 (South Woodford)?
Is E18 1 (South Woodford) a good place to buy a house?
Where do E18 1 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 13% over five years in cash but down 11% 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.
On the market in E18 today
The live side of the market holds 366 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole E18 district, not just E18 1: live asking prices are collected per district.
26% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
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 E18 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.
What another bedroom costs in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E18
Sector boundaries hide real price steps. The rest of E18, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E18 2 | £450,000 | 58 |
Zoom out to the full E18 district report for the type split, monthly volumes and how E18 compares with its neighbours.
Thinking of selling in E18 1? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E18 1, open the average prices map and zoom from the E18 1 shading down to the sold homes on your own street. Every recorded E18 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E18 1: the featured spot on this report is free for founding agents, one per district. Claim E18 1.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E18 1. Free, with a one click sign in.
See every individual E18 1 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.
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.