Local market reports › E area › E9 › E9 5
Homerton market report E9 5, London
The standing E9 5 (Homerton) property market report, rebuilt from the full public record every month. Everything below comes from 3,567 sales recorded by HM Land Registry in E9 5 (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: the typical home in E9 5 (London) sold for £450,000 in 2026, the median of 29 registered sales, down 17% on five years earlier. The mean was £541,000, and by floor area homes here have averaged about £7,750 per square metre over the last five years. The figures cover 3,567 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E9 5 is one sector of E9 (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 E9 5 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.
E9 5 sold prices: where the market stands
Across 29 registered 2026 sales, the typical (median) E9 5 home went for £450,000. The mean is £541,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in E9 5
Per square metre, E9 5 homes have averaged around £7,750 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving E9 5 58% above the national figure.
A typical E9 5 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,000 | £450,000 | 29 |
| 2025 | £457,500 | £468,440 | 91 |
| 2024 | £485,900 | £516,612 | 108 |
| 2023 | £480,000 | £527,403 | 63 |
| 2022 | £582,000 | £682,461 | 138 |
| 2021 | £540,000 | £683,710 | 200 |
| 2020 | £460,000 | £596,860 | 71 |
| 2019 | £485,000 | £635,719 | 167 |
| 2018 | £425,000 | £566,533 | 66 |
| 2017 | £415,000 | £566,018 | 97 |
| 2016 | £422,500 | £591,082 | 104 |
| 2015 | £326,100 | £460,779 | 120 |
| 2014 | £332,500 | £471,709 | 150 |
| 2013 | £257,500 | £370,517 | 102 |
| 2012 | £249,800 | £367,674 | 194 |
| 2011 | £245,000 | £369,856 | 83 |
| 2010 | £220,000 | £345,017 | 73 |
| 2009 | £180,000 | £289,352 | 49 |
| 2008 | £225,000 | £368,823 | 65 |
| 2007 | £230,000 | £390,144 | 128 |
| 2006 | £190,000 | £329,816 | 103 |
| 2005 | £170,000 | £302,531 | 111 |
| 2004 | £175,000 | £317,834 | 152 |
| 2003 | £163,200 | £300,654 | 128 |
| 2002 | £125,000 | £235,186 | 205 |
| 2001 | £124,000 | £238,384 | 157 |
| 2000 | £100,000 | £196,250 | 155 |
| 1999 | £85,000 | £169,401 | 129 |
| 1998 | £69,000 | £139,281 | 115 |
| 1997 | £55,000 | £112,794 | 83 |
| 1996 | £50,000 | £105,448 | 69 |
| 1995 | £53,000 | £115,214 | 62 |
In cash terms the typical E9 5 home went from £53,000 in 1995 to £450,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 291%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 34% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E9 5 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 2003 (+30.6% on the year before); the weakest, 2009 (−20.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E9 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.6% | −3.9% |
| 5 years (since 2021) | −3.6% | −8.0% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +4.4% | +1.6% |
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.
How many homes change hands in E9 5
The year-by-year sales count
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, 29 sales completed in E9 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 142 sales a year before the financial crisis and 86 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.
What kind of market E9 5 is
This is a thin market: 29 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. 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. Against the E9 district median, E9 5 sits 15% lower, marking it as a cheaper pocket of the district.
What homes rent for around E9 5
The local authority for E9 5 is Hackney, and its ONS average private rent currently stands at £2,622 a month (May 2026 figures). 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.
£2,622 a month is £31,464 a year, which against the £450,000 median sold price makes a gross yield of 7.0%. 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.
E9 5 (Homerton): the questions that come up
Are property prices falling in E9 5 (Homerton)?
Is E9 5 (Homerton) a good place to buy a house?
How much did a house sell for in E9 5 (Homerton)?
Are E9 5 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 17% over five years in cash but down 34% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
E9's current homes for sale
Turning to what is actually available: 78 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole E9 district, not just E9 5: live asking prices are collected per district.
31% 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.
"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 E9 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.
What another bedroom costs in E
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.
Winners and losers across the E area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E9
Sector boundaries hide real price steps. The rest of E9, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E9 6 | £506,500 | 28 |
| E9 7 | £642,700 | 25 |
Zoom out to the full E9 district report for the type split, monthly volumes and how E9 compares with its neighbours.
Before you sell in E9 5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E9 5, open the average prices map and zoom from the E9 5 shading down to the sold homes on your own street. Every recorded E9 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E9 5: the featured spot on this report is free for founding agents, one per district. Claim E9 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E9 5. Free, with a one click sign in.
Two maps carry on from here: every E9 5 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.