Local market reports › E area › E2 › E2 6
Bethnal Green market report E2 6, London
The standing E2 6 (Bethnal Green) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,963 sales registered with HM Land Registry in E2 6 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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 typical home in E2 6 (London) sold for £460,000 in 2026, the median of 21 registered sales, down 15% on five years earlier. The mean was £513,800, and by floor area homes here have averaged about £8,150 per square metre over the last five years. The figures cover 2,963 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 E2 6 is a single group of streets within E2 (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 E2 6 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 E2 6 homes really sell for
21 sales were registered in E2 6 in 2026, and the middle one of them, the median, went for £460,000. The mean works out at £513,800, somewhat above it, as happens wherever a market carries an expensive tail.
E2 6 prices by floor area
A square metre of E2 6 home has cost about £8,150 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 E2 6 61% above the country at large.
A typical E2 6 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £460,000 | £460,000 | 21 |
| 2025 | £545,000 | £558,033 | 82 |
| 2024 | £555,000 | £590,079 | 55 |
| 2023 | £579,000 | £636,180 | 65 |
| 2022 | £571,200 | £669,797 | 62 |
| 2021 | £540,000 | £683,710 | 74 |
| 2020 | £512,000 | £664,331 | 43 |
| 2019 | £485,000 | £635,719 | 45 |
| 2018 | £481,000 | £641,182 | 61 |
| 2017 | £495,000 | £675,130 | 59 |
| 2016 | £544,000 | £761,061 | 60 |
| 2015 | £482,500 | £681,773 | 70 |
| 2014 | £424,300 | £601,944 | 122 |
| 2013 | £354,000 | £509,371 | 88 |
| 2012 | £325,000 | £478,359 | 125 |
| 2011 | £305,000 | £460,433 | 77 |
| 2010 | £310,000 | £486,160 | 120 |
| 2009 | £275,000 | £442,065 | 109 |
| 2008 | £275,000 | £450,783 | 65 |
| 2007 | £309,000 | £524,150 | 103 |
| 2006 | £240,000 | £416,609 | 120 |
| 2005 | £241,200 | £429,239 | 116 |
| 2004 | £210,800 | £382,854 | 123 |
| 2003 | £215,000 | £396,082 | 128 |
| 2002 | £190,000 | £357,483 | 159 |
| 2001 | £166,000 | £319,127 | 149 |
| 2000 | £134,000 | £262,975 | 151 |
| 1999 | £120,000 | £239,154 | 181 |
| 1998 | £96,000 | £193,783 | 161 |
| 1997 | £75,000 | £153,810 | 81 |
| 1996 | £64,200 | £135,395 | 42 |
| 1995 | £54,500 | £118,475 | 46 |
In cash terms the typical E2 6 home went from £54,500 in 1995 to £460,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 288%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 40% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E2 6 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 2007 (+28.7% on the year before); the weakest, 2026 (−15.6%). 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) | −15.6% | −17.6% |
| 5 years (since 2021) | −3.2% | −7.6% |
| 10 years (since 2016) | −1.7% | −4.9% |
| 20 years (since 2006) | +3.3% | +0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
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.
The register shows 21 E2 6 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 131 sales a year before the financial crisis and 57 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 E2 6
E2 6 falls under Tower Hamlets, where the ONS puts the average private rent at £2,419 a month (May 2026 figures). A one-bed averages £1,964 a month here and a four-or-more-bed £3,335, so size does most of the work in setting the rent.
Average monthly rent by size, Tower Hamlets
ONS Price Index of Private Rents, May 2026.
£2,419 a month is £29,028 a year, which against the £460,000 median sold price makes a gross yield of 6.3%. 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 E2 6 market
This is a thin market: 21 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Within E2, this sector trades 8% below the district median: one of its district's cheaper corners.
Asked and answered: E2 6 (Bethnal Green)
Is E2 6 (Bethnal Green) a good place to buy a house?
How much did a house sell for in E2 6 (Bethnal Green)?
Are property prices falling in E2 6 (Bethnal Green)?
Will E2 6 prices rise from here?
The record answers a different question than "what happens next": the median is down 15% over five years in cash but down 33% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in E2 now
The live side of the market holds 79 homes at the moment, listed by 11 agents publishing to HomesIndex.
These cover the whole E2 district, not just E2 6: live asking prices are collected per district.
27% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Rogers Estate, Globe Road, London E2 0JZ, London
- Weymouth Terrace, London
- Digby Street, London, London
"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 E2 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.
Moving up a bedroom in E: the cost
Real sold prices by size across the E area, straight from the Land Registry record. 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Winners and losers across the E area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E2 0 | £472,500 | 41 |
| E2 7 | £520,000 | 35 |
| E2 8 | £525,000 | 25 |
| E2 9 | £440,000 | 17 |
Zoom out to the full E2 district report for the type split, monthly volumes and how E2 compares with its neighbours.
Selling a home in E2 6? 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 E2 6'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.
Estate agents working E2 6: the featured spot on this report is free for founding agents, one per district. Claim E2 6.
Dig further
Behind the answers sits the same Land Registry record as this page, with E2 6 already set as the subject. Free, one click sign in.
Two maps carry on from here: every E2 6 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.