Local market reports › E area › E2
Bethnal Green market report E2, London
The E2 (Bethnal Green) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 15,761 registered sales in E2 (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 August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the middle 2026 sale in E2 (London) came in at £500,000, out of 174 registered, down 6% on five years earlier, and the mean stands at £541,600, and by floor area homes here have averaged about £8,350 per square metre over the last five years. The record behind it is 15,761 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district E2 covering Bethnal Green, Haggerston sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E2 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 a home in E2 sells for
The 2026 median for E2 is £500,000, taken from 174 registered sales. The mean, which is what most sites call the "average house price", is £541,600, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in E2
By floor space, homes in E2 have sold for about £8,350 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, E2 runs 75% above it.
A typical E2 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 | £500,000 | £500,000 | 174 |
| 2025 | £520,000 | £532,435 | 383 |
| 2024 | £500,000 | £531,603 | 369 |
| 2023 | £527,500 | £579,594 | 303 |
| 2022 | £535,000 | £627,349 | 359 |
| 2021 | £530,000 | £671,048 | 503 |
| 2020 | £580,000 | £752,562 | 334 |
| 2019 | £480,000 | £629,165 | 284 |
| 2018 | £470,000 | £626,519 | 311 |
| 2017 | £530,000 | £722,867 | 487 |
| 2016 | £500,000 | £699,505 | 510 |
| 2015 | £448,500 | £633,731 | 526 |
| 2014 | £418,000 | £593,006 | 611 |
| 2013 | £335,000 | £482,032 | 497 |
| 2012 | £309,500 | £455,545 | 466 |
| 2011 | £280,000 | £422,692 | 374 |
| 2010 | £290,000 | £454,795 | 485 |
| 2009 | £250,000 | £401,877 | 353 |
| 2008 | £256,000 | £419,638 | 354 |
| 2007 | £265,000 | £449,514 | 921 |
| 2006 | £232,100 | £402,896 | 746 |
| 2005 | £225,000 | £400,409 | 638 |
| 2004 | £197,000 | £357,790 | 661 |
| 2003 | £182,500 | £336,209 | 634 |
| 2002 | £175,000 | £329,261 | 768 |
| 2001 | £145,000 | £278,755 | 657 |
| 2000 | £120,000 | £235,500 | 661 |
| 1999 | £100,000 | £199,295 | 635 |
| 1998 | £80,800 | £163,101 | 685 |
| 1997 | £63,000 | £129,200 | 498 |
| 1996 | £56,000 | £118,101 | 283 |
| 1995 | £53,000 | £115,214 | 291 |
In cash terms the typical E2 home went from £53,000 in 1995 to £500,000 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 334%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 34% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the E2 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 (+28.3% on the year before); the weakest, 2018 (−11.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −3.8% | −6.1% |
| 5 years (since 2021) | −1.2% | −5.7% |
| 6 years (since 2020) | −2.4% | −6.6% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 20 years (since 2006) | +3.9% | +1.1% |
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, 88% of the typed total.
Median by property type, E2
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 |
|---|---|---|---|
| Semi-detached | £225,000 (2000) | – | 49 |
| Terraced | £995,000 | 15 | 1,807 |
| Flats | £469,500 | 159 | 13,851 |
Transaction volumes
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
E2 recorded 297 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 711 sales a year before the financial crisis and 318 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 trades
The stock is flat-led: flats and maisonettes were 88% of last year's sales, so the headline median tracks the flat market more than the house market.
Rents around E2
E2 falls under Tower Hamlets, where the ONS puts the average private rent at £2,419 a month (May 2026 figures). The spread runs from £1,964 a month for a typical one-bed to £3,335 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Tower Hamlets
ONS Price Index of Private Rents, May 2026.
Set against the £500,000 median sold price, £2,419 a month is £29,028 a year, a gross yield of 5.8%: 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 E2 (Bethnal Green)
Are property prices falling in E2 (Bethnal Green)?
Is E2 (Bethnal Green) a good place to buy a house?
How much did a house sell for in E2 (Bethnal Green)?
Will E2 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 6% over five years in cash but down 25% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in E2 now
Everything above is what homes in E2 sold for. Turning to what is actually available: 70 homes on the market right now, from 8 agents publishing to HomesIndex, at a typical asking price level with the E2 median sold price.
At the pace of the last twelve months' registered sales (297 in E2), the 70 homes listed here amount to about 3 months of supply. Not every agent publishes to HomesIndex, so the true figure is higher.
Of everything listed here, 16% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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.
Listed against sold: the E2 mix
Terraced homes are 12% of what sold in E2 over 2024 and 2025 but only 0% of what is listed now: they sell, and there are few to choose from, so a good one is unlikely to hang about.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Terraced | 0% | 12% |
| Flats | 100% | 88% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (5 here).
The E2 sales calendar
Across the 1,917 sales completed in E2 from 2021 to 2025, June was the busiest month for completions (13.0% of the total) and January the quietest (6.2%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 118 | 6.2% |
| February | 126 | 6.6% |
| March | 212 | 11.1% |
| April | 126 | 6.6% |
| May | 174 | 9.1% |
| June | 250 | 13.0% |
| July | 127 | 6.6% |
| August | 148 | 7.7% |
| September | 200 | 10.4% |
| October | 155 | 8.1% |
| November | 152 | 7.9% |
| December | 129 | 6.7% |
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 | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
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
E2 ranks 13 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 E2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E2 0 | £465,000 | 51 |
| E2 6 | £460,000 | 27 |
| E2 7 | £520,000 | 41 |
| E2 8 | £550,000 | 31 |
| E2 9 | £458,800 | 24 |
How E2 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 | £575,000 | -2% |
| E17 | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 (this report) | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Selling a home in E2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E2, use the average prices map for a rough value: zoom from E2's shading down to the sold homes on your own street. The figures above are every recorded E2 sale; agents price with this same Land Registry record, and now you have it too.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E2. Free, with a one click sign in.
The live map plots every individual E2 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.
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.