Local market reports › E area › E2 › E2 8
Bethnal Green market report E2 8, London
The E2 8 (Bethnal Green) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 2,595 sales recorded by HM Land Registry in E2 8 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 25 registered 2026 sales put the E2 8 (London) median at £525,000, down 13% on five years earlier, with a mean of £597,100, and by floor area homes here have averaged about £8,800 per square metre over the last five years. Everything rests on 2,595 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E2 8 is one sector of E2 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where E2 8 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 8 homes really sell for
The E2 8 median stands at £525,000 for 2026, built from 25 registered sales; the mean, the figure usually quoted as the "average house price", is £597,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in E2 8
The last five years of sales put E2 8 at roughly £8,800 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 E2 8 trades 84% above the country as a whole.
The price of a typical E2 8 home, 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 | £525,000 | £525,000 | 25 |
| 2025 | £540,000 | £552,913 | 85 |
| 2024 | £550,000 | £584,763 | 76 |
| 2023 | £565,000 | £620,797 | 77 |
| 2022 | £600,000 | £703,568 | 79 |
| 2021 | £605,000 | £766,008 | 124 |
| 2020 | £752,800 | £976,774 | 142 |
| 2019 | £655,000 | £858,548 | 81 |
| 2018 | £477,500 | £636,517 | 40 |
| 2017 | £560,000 | £763,784 | 105 |
| 2016 | £490,000 | £685,515 | 101 |
| 2015 | £435,000 | £614,655 | 91 |
| 2014 | £415,000 | £588,750 | 81 |
| 2013 | £357,500 | £514,407 | 74 |
| 2012 | £320,000 | £471,000 | 71 |
| 2011 | £275,000 | £415,144 | 57 |
| 2010 | £325,000 | £509,684 | 67 |
| 2009 | £275,000 | £442,065 | 56 |
| 2008 | £250,000 | £409,803 | 59 |
| 2007 | £261,000 | £442,729 | 178 |
| 2006 | £206,000 | £357,590 | 107 |
| 2005 | £215,000 | £382,613 | 51 |
| 2004 | £202,800 | £368,324 | 124 |
| 2003 | £175,000 | £322,392 | 93 |
| 2002 | £182,500 | £343,372 | 104 |
| 2001 | £167,000 | £321,049 | 129 |
| 2000 | £123,000 | £241,388 | 79 |
| 1999 | £98,000 | £195,309 | 53 |
| 1998 | £82,200 | £165,927 | 70 |
| 1997 | £59,000 | £120,997 | 52 |
| 1996 | £49,000 | £103,339 | 39 |
| 1995 | £45,000 | £97,823 | 25 |
In cash terms the typical E2 8 home went from £45,000 in 1995 to £525,000 in 2026, roughly 12 times the price. Inflation explains only part of it: in today's money the rise is still about 437%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 46% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E2 8 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 1998 (+39.3% on the year before); the weakest, 2021 (−19.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E2 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.8% | −5.0% |
| 5 years (since 2021) | −2.8% | −7.3% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 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
Sales per year, counted
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.
The register shows 25 E2 8 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 108 sales a year before the financial crisis and 68 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.
How E2 8 trades
Only 25 sales completed here in the last twelve months of data, which makes E2 8 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.
What homes rent for around E2 8
E2 8 falls under Hackney, where the ONS puts the average private rent at £2,622 a month (May 2026 figures). A one-bed averages £1,972 a month here and a four-or-more-bed £3,630, so size does most of the work in setting the rent.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £525,000 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 6.0% 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.
Common questions on E2 8 (Bethnal Green)
Is E2 8 (Bethnal Green) a good place to buy a house?
How much did a house sell for in E2 8 (Bethnal Green)?
Are property prices falling in E2 8 (Bethnal Green)?
Where do E2 8 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 13% over five years in cash but down 31% 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 E2 today
Turning to what is actually available: 79 homes on the market right now, from 11 agents publishing to HomesIndex.
These cover the whole E2 district, not just E2 8: live asking prices are collected per district.
27% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Rogers Estate, Globe Road, London E2 0JZ, London
- Weymouth Terrace, London
- Digby Street, London, London
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every E2 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.
The price of an extra bedroom in E
What homes of each size actually sold for across the E area, 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.
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 E2
Sector boundaries hide real price steps. The rest of E2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E2 0 | £472,500 | 41 |
| E2 6 | £460,000 | 21 |
| E2 7 | £520,000 | 35 |
| 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.
Thinking of selling in E2 8? 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 E2 8'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E2 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E2 8. Free after a one click sign in.
Two maps carry on from here: every E2 8 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.
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.