Local market reports › E area › E5 › E5 9
Upper Clapton market report E5 9, London
The standing E5 9 (Upper Clapton) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,899 sales registered with HM Land Registry in E5 9 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical E5 9 (London) home changed hands for £444,200 in 2026 (median of 30 registered sales, up 0% on five years earlier), with the mean at £552,800, and by floor area homes here have averaged about £7,390 per square metre over the last five years. Source: 3,899 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E5 9 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 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.
The going rate for a home in E5 9
Take the 30 registered 2026 sales in E5 9 and the middle price, the median, is £444,200. The mean lands at £552,800, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in E5 9
Averaged across five years of sales, floor space in E5 9 costs about £7,390 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, E5 9 runs 56% above it.
The price of a typical E5 9 home, 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 | £444,200 | £444,200 | 30 |
| 2025 | £447,500 | £458,201 | 74 |
| 2024 | £415,000 | £441,230 | 101 |
| 2023 | £430,000 | £472,465 | 89 |
| 2022 | £447,200 | £524,393 | 136 |
| 2021 | £445,000 | £563,427 | 93 |
| 2020 | £475,000 | £616,322 | 73 |
| 2019 | £450,000 | £589,842 | 107 |
| 2018 | £398,800 | £531,608 | 66 |
| 2017 | £420,000 | £572,838 | 115 |
| 2016 | £395,000 | £552,609 | 108 |
| 2015 | £427,400 | £603,916 | 206 |
| 2014 | £285,000 | £404,322 | 169 |
| 2013 | £250,000 | £359,725 | 134 |
| 2012 | £267,000 | £392,991 | 87 |
| 2011 | £227,500 | £343,438 | 82 |
| 2010 | £200,000 | £313,651 | 158 |
| 2009 | £173,900 | £279,546 | 182 |
| 2008 | £220,000 | £360,626 | 131 |
| 2007 | £216,000 | £366,396 | 291 |
| 2006 | £190,000 | £329,816 | 129 |
| 2005 | £175,500 | £312,319 | 104 |
| 2004 | £190,000 | £345,077 | 127 |
| 2003 | £163,500 | £301,207 | 111 |
| 2002 | £147,000 | £276,579 | 148 |
| 2001 | £130,000 | £249,918 | 135 |
| 2000 | £95,000 | £186,438 | 117 |
| 1999 | £89,500 | £178,369 | 140 |
| 1998 | £77,500 | £156,439 | 161 |
| 1997 | £70,000 | £143,556 | 117 |
| 1996 | £62,500 | £131,810 | 102 |
| 1995 | £50,000 | £108,692 | 76 |
In cash terms the typical E5 9 home went from £50,000 in 1995 to £444,200 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 309%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 28% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E5 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 2015 (+50.0% on the year before); the weakest, 2009 (−21.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E5 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.7% | −3.1% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +1.2% | −2.2% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
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 30 E5 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 145 sales a year before the financial crisis and 86 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.
Rents around E5 9
For renting purposes E5 9 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 £444,200 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 7.1% 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.
Reading the E5 9 market
This is a thin market: 30 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 E5, this sector trades 24% below the district median: one of its district's cheaper corners.
E5 9 (Upper Clapton): the questions that come up
Are property prices falling in E5 9 (Upper Clapton)?
Is E5 9 (Upper Clapton) a good place to buy a house?
How much did a house sell for in E5 9 (Upper Clapton)?
What happens to E5 9 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 21% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in E5 now
This is what you could actually buy today: 104 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole E5 district, not just E5 9: live asking prices are collected per district.
24% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
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 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. 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.
Winners and losers across the E area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E5
A few minutes' walk can separate two very different markets. Here are E5's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E5 0 | £714,000 | 58 |
| E5 8 | £515,500 | 35 |
Zoom out to the full E5 district report for the type split, monthly volumes and how E5 compares with its neighbours.
Selling in E5 9? 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 9'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E5 9.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E5 9. Free, with a one click sign in.
The live map plots every individual E5 9 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.
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.