Local market reports › E area › E18 › E18 2
South Woodford market report E18 2, London
The standing E18 2 (South Woodford) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,758 completed sales registered with HM Land Registry in E18 2 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 58 registered 2026 sales put the E18 2 (London) median at £450,000, down 13% on five years earlier, with a mean of £619,200, and by floor area homes here have averaged about £6,260 per square metre over the last five years. Everything rests on 6,758 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E18 2 is a postcode sector: one group of streets inside E18 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E18 2 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 E18 2 prices, from the sold record
The 2026 median for E18 2 is £450,000, taken from 58 registered sales. The mean, which is what most sites call the "average house price", is £619,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in E18 2
A square metre of E18 2 home has cost about £6,260 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts E18 2 58% above the country at large.
A typical E18 2 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 | £450,000 | £450,000 | 58 |
| 2025 | £522,500 | £534,995 | 164 |
| 2024 | £450,000 | £478,442 | 171 |
| 2023 | £427,500 | £469,718 | 142 |
| 2022 | £430,000 | £504,224 | 164 |
| 2021 | £520,000 | £658,387 | 187 |
| 2020 | £408,000 | £529,388 | 119 |
| 2019 | £485,000 | £635,719 | 130 |
| 2018 | £412,500 | £549,870 | 162 |
| 2017 | £420,000 | £572,838 | 168 |
| 2016 | £417,500 | £584,087 | 183 |
| 2015 | £385,000 | £544,005 | 217 |
| 2014 | £340,000 | £482,349 | 234 |
| 2013 | £281,000 | £404,331 | 183 |
| 2012 | £265,500 | £390,783 | 200 |
| 2011 | £265,000 | £400,048 | 231 |
| 2010 | £250,000 | £392,064 | 191 |
| 2009 | £250,000 | £401,877 | 161 |
| 2008 | £280,000 | £458,979 | 268 |
| 2007 | £291,000 | £493,617 | 260 |
| 2006 | £280,000 | £486,044 | 287 |
| 2005 | £244,000 | £434,222 | 302 |
| 2004 | £222,000 | £403,195 | 241 |
| 2003 | £200,000 | £368,449 | 218 |
| 2002 | £175,000 | £329,261 | 278 |
| 2001 | £150,000 | £288,367 | 270 |
| 2000 | £124,200 | £243,743 | 252 |
| 1999 | £112,200 | £223,609 | 284 |
| 1998 | £85,500 | £172,588 | 261 |
| 1997 | £93,800 | £192,365 | 322 |
| 1996 | £84,500 | £178,207 | 282 |
| 1995 | £65,600 | £142,604 | 168 |
In cash terms the typical E18 2 home went from £65,600 in 1995 to £450,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 216%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 32% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E18 2 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 1999 (+31.2% on the year before); the weakest, 2022 (−17.3%). 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) | −13.9% | −15.9% |
| 5 years (since 2021) | −2.9% | −7.3% |
| 10 years (since 2016) | +0.8% | −2.6% |
| 20 years (since 2006) | +2.4% | −0.4% |
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
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
E18 2 recorded 58 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 264 sales a year before the financial crisis and 140 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.
How E18 2 trades
Only 58 sales completed here in the last twelve months of data, which makes E18 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Within E18, this sector trades 8% below the district median: one of its district's cheaper corners.
What homes rent for around E18 2
E18 2 falls under Redbridge, where the ONS puts the average private rent at £1,725 a month (May 2026 figures). 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 £450,000 median sold price, £1,725 a month is £20,700 a year, a gross yield of 4.6%: 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.
Common questions on E18 2 (South Woodford)
Are property prices falling in E18 2 (South Woodford)?
Is E18 2 (South Woodford) a good place to buy a house?
How much did a house sell for in E18 2 (South Woodford)?
The questions people bring to E18 2 (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 4.6% 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.
Will E18 2 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 13% over five years in cash but down 32% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in E18 today
This is what you could actually buy today: 366 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole E18 district, not just E18 2: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
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.
Bedroom by bedroom: E prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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. 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.
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 1 | £625,000 | 35 |
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 2? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E18 2'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 E18 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E18 2. Free after a one click sign in.
The live map plots every individual E18 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.