Local market reports › E area › E18
South Woodford market report E18, London
The E18 (South Woodford) 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: 11,332 completed sales registered with HM Land Registry in E18 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in E18 (London) came in at £490,000, out of 93 registered, down 9% on five years earlier, and the mean stands at £631,200, and by floor area homes here have averaged about £6,410 per square metre over the last five years. The record behind it is 11,332 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
E18 is the postcode district covering South Woodford in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where E18 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 buyers actually paid in E18
Across 93 registered 2026 sales, the typical (median) E18 home went for £490,000. The mean is £631,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
E18 prices by floor area
Per square metre, E18 homes have averaged around £6,410 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts E18 72% above the country at large.
The price of a typical E18 home, 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 | £490,000 | £490,000 | 93 |
| 2025 | £550,000 | £563,152 | 264 |
| 2024 | £482,000 | £512,465 | 275 |
| 2023 | £500,000 | £549,378 | 229 |
| 2022 | £485,000 | £568,718 | 282 |
| 2021 | £540,000 | £683,710 | 363 |
| 2020 | £485,000 | £629,298 | 205 |
| 2019 | £500,000 | £655,380 | 203 |
| 2018 | £447,800 | £596,926 | 264 |
| 2017 | £450,000 | £613,755 | 269 |
| 2016 | £442,500 | £619,062 | 281 |
| 2015 | £405,000 | £572,265 | 330 |
| 2014 | £322,000 | £456,813 | 435 |
| 2013 | £286,200 | £411,813 | 324 |
| 2012 | £288,500 | £424,636 | 298 |
| 2011 | £280,000 | £422,692 | 335 |
| 2010 | £270,000 | £423,430 | 304 |
| 2009 | £250,000 | £401,877 | 264 |
| 2008 | £280,000 | £458,979 | 366 |
| 2007 | £300,000 | £508,884 | 418 |
| 2006 | £250,000 | £433,968 | 532 |
| 2005 | £244,000 | £434,222 | 494 |
| 2004 | £227,200 | £412,640 | 442 |
| 2003 | £210,000 | £386,871 | 401 |
| 2002 | £181,800 | £342,055 | 478 |
| 2001 | £155,000 | £297,980 | 473 |
| 2000 | £129,000 | £253,163 | 440 |
| 1999 | £111,000 | £221,217 | 493 |
| 1998 | £83,500 | £168,551 | 471 |
| 1997 | £86,500 | £177,394 | 512 |
| 1996 | £80,600 | £169,982 | 468 |
| 1995 | £74,000 | £160,865 | 326 |
In cash terms the typical E18 home went from £74,000 in 1995 to £490,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 205%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 28% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the E18 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 (+32.9% on the year before); the weakest, 2026 (−10.9%). 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) | −10.9% | −13.0% |
| 5 years (since 2021) | −1.9% | −6.4% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 51% of the typed total. A detached home currently trades at £1,125,000 against £375,000 for a flat, 3.0 times the price.
Median by property type, E18
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 | £1,125,000 | 8 | 438 |
| Semi-detached | £1,000,000 | 9 | 1,830 |
| Terraced | £675,000 | 29 | 3,335 |
| Flats | £375,000 | 47 | 5,729 |
Transaction volumes
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 207 E18 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 460 sales a year before the financial crisis and 229 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around E18
E18 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.
£1,725 a month is £20,700 a year, which against the £490,000 median sold price makes a gross yield of 4.2%. 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.
The shape of the E18 market
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.
E18 (South Woodford): the questions that come up
How much did a house sell for in E18 (South Woodford)?
Are property prices falling in E18 (South Woodford)?
Is E18 (South Woodford) a good place to buy a house?
Real searches this page gets asked
For searches like yes let me know all
: the ONS puts the average private rent in Redbridge at £1,725 a month, a gross yield of about 4.2% against the £490,000 median. The full rent section below breaks it down by size.
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 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is down 9% over five years in cash but down 28% 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 you could buy in E18 now
Everything above is what homes in E18 sold for. Turning to what is actually available: 366 homes on the market right now, from 8 agents publishing to HomesIndex, at a typical asking price 8% below the E18 median sold price.
26% of what is on the market here is asking below what comparable homes actually sold for. 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 E18 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.
Moving up a bedroom in E: the cost
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 | — | £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
E18 ranks 15 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 E18, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E18 1 | £625,000 | 35 |
| E18 2 | £450,000 | 58 |
How E18 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £635,000 | -11% |
| E5 | £585,000 | +2% |
| E8 | £575,000 | -2% |
| E17 | £563,500 | +13% |
| E11 | £548,500 | +7% |
| E4 | £545,000 | +14% |
| E9 | £526,500 | -4% |
| E10 | £525,000 | +11% |
| E7 | £500,000 | +4% |
| E2 | £499,000 | -6% |
| E1W | £495,000 | -34% |
| E18 (this report) | £490,000 | -9% |
| E12 | £480,000 | +9% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E3 | £446,500 | -4% |
| E15 | £440,000 | -2% |
| E6 | £425,000 | +9% |
| E13 | £415,000 | +4% |
| E16 | £375,000 | -19% |
Thinking of selling in E18? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E18, use the average prices map for a rough value: zoom from E18's shading down to the sold homes on your own street. The figures above are every recorded E18 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E18.
Take it further
Behind the answers sits the same Land Registry record as this page, with E18 already set as the subject. Free, one click sign in.
See every individual E18 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.