Local market reports › E area › E2 › E2 9
Bethnal Green market report E2 9, London
The standing E2 9 (Bethnal Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 2,804 registered sales in E2 9 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for E2 9 (London) is £440,000, from 17 registered sales, down 22% on five years earlier; the mean is £497,100, and by floor area homes here have averaged about £8,350 per square metre over the last five years. Behind the figures sit 2,804 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E2 9 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 9 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 E2 9
Across 17 registered 2026 sales, the typical (median) E2 9 home went for £440,000. The mean is £497,100, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in E2 9
A square metre of E2 9 home has cost about £8,350 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.
Set against the £285,000 England and Wales median, E2 9 sits 54% above the national market.
E2 9's median sold price, 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 | £440,000 | £440,000 | 17 |
| 2025 | £500,000 | £511,957 | 64 |
| 2024 | £450,000 | £478,442 | 75 |
| 2023 | £480,000 | £527,403 | 33 |
| 2022 | £518,500 | £608,000 | 72 |
| 2021 | £562,800 | £712,577 | 150 |
| 2020 | £460,800 | £597,898 | 38 |
| 2019 | £415,000 | £543,966 | 47 |
| 2018 | £470,000 | £626,519 | 62 |
| 2017 | £495,000 | £675,130 | 129 |
| 2016 | £490,000 | £685,515 | 73 |
| 2015 | £393,800 | £556,439 | 78 |
| 2014 | £393,500 | £558,248 | 110 |
| 2013 | £291,100 | £418,864 | 70 |
| 2012 | £295,500 | £434,939 | 80 |
| 2011 | £260,000 | £392,500 | 68 |
| 2010 | £250,000 | £392,064 | 84 |
| 2009 | £215,000 | £345,614 | 61 |
| 2008 | £250,000 | £409,803 | 55 |
| 2007 | £247,000 | £418,981 | 153 |
| 2006 | £217,500 | £377,552 | 110 |
| 2005 | £191,000 | £339,903 | 106 |
| 2004 | £190,000 | £345,077 | 105 |
| 2003 | £170,000 | £313,181 | 112 |
| 2002 | £165,000 | £310,446 | 130 |
| 2001 | £125,000 | £240,306 | 115 |
| 2000 | £108,700 | £213,324 | 130 |
| 1999 | £90,000 | £179,365 | 115 |
| 1998 | £72,000 | £145,337 | 143 |
| 1997 | £65,000 | £133,302 | 101 |
| 1996 | £53,800 | £113,462 | 56 |
| 1995 | £51,100 | £111,084 | 62 |
In cash terms the typical E2 9 home went from £51,100 in 1995 to £440,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 296%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 38% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E2 9 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 2014 (+35.2% on the year before); the weakest, 2009 (−14.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E2 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −12.0% | −14.1% |
| 5 years (since 2021) | −4.8% | −9.2% |
| 10 years (since 2016) | −1.1% | −4.3% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
How many homes change hands in E2 9
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 17 E2 9 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 120 sales a year before the financial crisis and 52 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.
How E2 9 trades
Only 17 sales completed here in the last twelve months of data, which makes E2 9 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 E2, this sector trades 12% below the district median: one of its district's cheaper corners.
What tenants pay around E2 9
The local authority for E2 9 is Tower Hamlets, and its ONS average private rent currently stands at £2,419 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,964 a month here against £3,335 for four or more bedrooms.
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 £440,000 median sold price makes a gross yield of 6.6%. 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.
What people ask about E2 9 (Bethnal Green)
Is E2 9 (Bethnal Green) a good place to buy a house?
How much did a house sell for in E2 9 (Bethnal Green)?
Are property prices falling in E2 9 (Bethnal Green)?
Searches that land here, answered
A lot of searches that reach this page are full postcodes, E2 9PY, E2 9EX among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
Searches like value my house bethnal green
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £440,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
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 E2 9 prices rise from here?
The record answers a different question than "what happens next": the median is down 22% over five years in cash but down 38% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in E2 right now
This is what you could actually buy today: 79 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole E2 district, not just E2 9: live asking prices are collected per district.
Of everything listed here, 27% asks less than the sold record of comparable homes. 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
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 E2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
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. 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.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's 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 6 | £460,000 | 21 |
| E2 7 | £520,000 | 35 |
| E2 8 | £525,000 | 25 |
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 9? 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 E2 9, use the average prices map for a rough value: zoom from E2 9's shading down to the sold homes on your own street. The figures above are every recorded E2 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E2 9.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E2 9. Free after a one click sign in.
Two maps carry on from here: every E2 9 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.