Local market reports › E area › E5 › E5 8
Upper Clapton market report E5 8, London
The E5 8 (Upper Clapton) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,401 HM Land Registry entries for E5 8 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for E5 8 (London) is £515,500, from 35 registered sales, down 1% on five years earlier; the mean is £607,500, and by floor area homes here have averaged about £8,340 per square metre over the last five years. Behind the figures sit 4,401 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E5 8 is one sector of E5 (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 E5 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 a home in E5 8 sells for
The E5 8 median stands at £515,500 for 2026, built from 35 registered sales; the mean, the figure usually quoted as the "average house price", is £607,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in E5 8
The last five years of sales put E5 8 at roughly £8,340 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.
Against a national (England and Wales) median of £285,000, E5 8 runs 81% above it.
E5 8'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 | £515,500 | £515,500 | 35 |
| 2025 | £525,000 | £537,554 | 130 |
| 2024 | £530,000 | £563,499 | 103 |
| 2023 | £594,500 | £653,210 | 140 |
| 2022 | £510,000 | £598,033 | 126 |
| 2021 | £518,500 | £656,488 | 182 |
| 2020 | £565,000 | £733,099 | 115 |
| 2019 | £497,500 | £652,103 | 146 |
| 2018 | £456,000 | £607,857 | 92 |
| 2017 | £470,000 | £641,033 | 101 |
| 2016 | £446,000 | £623,958 | 118 |
| 2015 | £407,800 | £576,221 | 160 |
| 2014 | £380,000 | £539,096 | 132 |
| 2013 | £310,000 | £446,059 | 129 |
| 2012 | £276,500 | £406,973 | 134 |
| 2011 | £267,500 | £403,822 | 96 |
| 2010 | £249,000 | £390,496 | 125 |
| 2009 | £215,000 | £345,614 | 96 |
| 2008 | £230,000 | £377,019 | 127 |
| 2007 | £240,000 | £407,107 | 214 |
| 2006 | £195,000 | £338,495 | 187 |
| 2005 | £175,000 | £311,429 | 128 |
| 2004 | £195,000 | £354,158 | 196 |
| 2003 | £170,000 | £313,181 | 170 |
| 2002 | £145,000 | £272,816 | 219 |
| 2001 | £140,000 | £269,143 | 186 |
| 2000 | £112,000 | £219,800 | 137 |
| 1999 | £84,000 | £167,408 | 160 |
| 1998 | £70,000 | £141,300 | 156 |
| 1997 | £66,200 | £135,763 | 148 |
| 1996 | £55,000 | £115,993 | 122 |
| 1995 | £52,000 | £113,040 | 91 |
In cash terms the typical E5 8 home went from £52,000 in 1995 to £515,500 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 356%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 30% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E5 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 2000 (+33.3% on the year before); the weakest, 2024 (−10.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.8% | −4.1% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +1.5% | −1.9% |
| 20 years (since 2006) | +5.0% | +2.1% |
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.
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.
Over the last twelve months of data, 35 sales completed in E5 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 180 sales a year before the financial crisis and 107 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How E5 8 trades
This is a thin market: 35 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within E5, this sector trades 12% below the district median: one of its district's cheaper corners.
The rental side of E5 8
For renting purposes E5 8 sits in Hackney. The ONS average private rent there is £2,622 a month (May 2026). Size sets most of the rent: one-beds average £1,972 a month here against £3,630 for four or more bedrooms.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £515,500 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 6.1% 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 E5 8 (Upper Clapton)
Is E5 8 (Upper Clapton) a good place to buy a house?
How much did a house sell for in E5 8 (Upper Clapton)?
Are property prices falling in E5 8 (Upper Clapton)?
Are E5 8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 21% 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.
E5's current homes for sale
The live side of the market holds 104 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole E5 district, not just E5 8: live asking prices are collected per district.
24% 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.
"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 E5 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. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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 E5
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E5, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E5 0 | £714,000 | 58 |
| E5 9 | £444,200 | 30 |
Zoom out to the full E5 district report for the type split, monthly volumes and how E5 compares with its neighbours.
Selling in E5 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E5 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 E5 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with E5 8 already set as the subject. Free, one click sign in.
See every individual E5 8 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.