Local market reports › E area › E9
Homerton market report E9, London
The E9 (Homerton) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 10,943 registered sales in E9 (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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in E9 (London) sold for £526,500 in 2026, the median of 82 registered sales, down 4% on five years earlier. The mean was £605,600, and by floor area homes here have averaged about £8,280 per square metre over the last five years. The figures cover 10,943 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district E9 covering Homerton, Hackney Wick, South Hackney 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 E9 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 sold prices: where the market stands
The E9 median stands at £526,500 for 2026, built from 82 registered sales; the mean, the figure usually quoted as the "average house price", is £605,600, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in E9
Measured by floor area, the last five years of E9 sales average about £8,280 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, E9 runs 85% above it.
E9's median sold price, 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 | £526,500 | £526,500 | 82 |
| 2025 | £508,000 | £520,148 | 291 |
| 2024 | £540,000 | £574,131 | 295 |
| 2023 | £575,000 | £631,785 | 212 |
| 2022 | £593,200 | £695,595 | 350 |
| 2021 | £547,500 | £693,206 | 494 |
| 2020 | £483,500 | £627,351 | 213 |
| 2019 | £490,000 | £642,273 | 335 |
| 2018 | £473,800 | £631,584 | 240 |
| 2017 | £468,000 | £638,305 | 307 |
| 2016 | £475,000 | £664,530 | 359 |
| 2015 | £387,500 | £547,538 | 324 |
| 2014 | £390,000 | £553,283 | 463 |
| 2013 | £332,200 | £478,003 | 308 |
| 2012 | £275,000 | £404,766 | 369 |
| 2011 | £270,000 | £407,596 | 289 |
| 2010 | £270,000 | £423,430 | 262 |
| 2009 | £235,000 | £377,765 | 193 |
| 2008 | £248,000 | £406,524 | 211 |
| 2007 | £250,000 | £424,070 | 424 |
| 2006 | £215,000 | £373,213 | 375 |
| 2005 | £189,000 | £336,344 | 346 |
| 2004 | £190,000 | £345,077 | 476 |
| 2003 | £180,500 | £332,525 | 406 |
| 2002 | £152,200 | £286,363 | 576 |
| 2001 | £137,000 | £263,376 | 467 |
| 2000 | £120,000 | £235,500 | 405 |
| 1999 | £100,000 | £199,295 | 466 |
| 1998 | £79,000 | £159,467 | 439 |
| 1997 | £69,500 | £142,530 | 396 |
| 1996 | £60,000 | £126,537 | 308 |
| 1995 | £56,800 | £123,474 | 262 |
In cash terms the typical E9 home went from £56,800 in 1995 to £526,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 326%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E9 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 1999 (+26.6% on the year before); the weakest, 2024 (−6.1%). 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 years (since 2025) | +3.6% | +1.2% |
| 5 years (since 2021) | −0.8% | −5.4% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 20 years (since 2006) | +4.6% | +1.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 72% of the typed total. In 1999, the last year both were recorded here, a detached home traded at £257,500 against £86,000 for a flat, 3.0 times the price.
Median by property type, E9
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 |
|---|---|---|---|
| Detached | £257,500 (1999) | – | 11 |
| Semi-detached | £748,000 (2024) | – | 259 |
| Terraced | £925,000 | 11 | 2,776 |
| Flats | £485,000 | 67 | 7,824 |
How many homes change hands in E9
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 220 sales completed in E9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 434 sales a year before the financial crisis and 246 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.
The rental side of E9
The local authority for E9 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.
Against the £526,500 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 6.0% 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.
E9 (Homerton): the questions that come up
Are property prices falling in E9 (Homerton)?
Is E9 (Homerton) a good place to buy a house?
How much did a house sell for in E9 (Homerton)?
Where do E9 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 4% over five years in cash but down 24% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
E9's current homes for sale
Everything above is what homes in E9 sold for. The live side of the market holds 78 homes at the moment, listed by 10 agents publishing to HomesIndex, at a typical asking price 15% below the E9 median sold price.
31% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 →
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.
Moving up a bedroom in E: the cost
Real sold prices by size across the E area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
E9 ranks 12 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.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside E9, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E9 5 | £450,000 | 29 |
| E9 6 | £506,500 | 28 |
| E9 7 | £642,700 | 25 |
How E9 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £635,000 | -11% |
| E5 | £585,000 | +2% |
| E8 | £575,000 | -2% |
| E17 | £563,500 | +13% |
| E11 | £548,500 | +7% |
| E4 | £545,000 | +14% |
| E9 (this report) | £526,500 | -4% |
| E10 | £525,000 | +11% |
| E7 | £500,000 | +4% |
| E2 | £499,000 | -6% |
| E1W | £495,000 | -34% |
| E18 | £490,000 | -9% |
| E12 | £480,000 | +9% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E3 | £446,500 | -4% |
| E15 | £440,000 | -2% |
| E6 | £425,000 | +9% |
| E13 | £415,000 | +4% |
| E16 | £375,000 | -19% |
Thinking of selling in E9? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E9'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 E9.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E9 already set as the subject. Free, one click sign in.
The live map plots every individual E9 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.
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.