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Clerkenwell market report EC1M, London
The EC1M (Clerkenwell) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 1,620 HM Land Registry entries for EC1M (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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for EC1M (London) is £730,000, from 6 registered sales, down 9% on five years earlier; the mean is £693,800, and by floor area homes here have averaged about £11,470 per square metre over the last five years. Behind the figures sit 1,620 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
EC1M is a postcode district covering Clerkenwell, Farringdon in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where EC1M 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.
Today's EC1M prices, from the sold record
The 2026 median for EC1M is £730,000, taken from 6 registered sales. The mean, which is what most sites call the "average house price", is £693,800, practically level with it: prices here bunch tightly around the middle.
EC1M prices by floor area
Measured by floor area, the last five years of EC1M sales average about £11,470 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.
For scale: the England and Wales median is £285,000, so EC1M trades 156% above the country as a whole.
A typical EC1M home, priced year by year (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 | £730,000 | £730,000 | 6 |
| 2025 | £515,000 | £527,315 | 23 |
| 2024 | £800,000 | £850,564 | 37 |
| 2023 | £660,000 | £725,179 | 19 |
| 2022 | £610,000 | £715,295 | 25 |
| 2021 | £800,000 | £1,012,903 | 13 |
| 2020 | £880,000 | £1,141,818 | 6 |
| 2019 | £640,000 | £838,887 | 18 |
| 2018 | £812,500 | £1,083,078 | 18 |
| 2017 | £830,000 | £1,132,037 | 19 |
| 2016 | £910,000 | £1,273,099 | 17 |
| 2015 | £855,000 | £1,208,115 | 29 |
| 2014 | £822,500 | £1,166,860 | 36 |
| 2013 | £722,800 | £1,040,037 | 34 |
| 2012 | £627,500 | £923,602 | 48 |
| 2011 | £460,000 | £694,423 | 39 |
| 2010 | £525,000 | £823,335 | 44 |
| 2009 | £458,000 | £736,239 | 72 |
| 2008 | £430,000 | £704,861 | 115 |
| 2007 | £490,000 | £831,176 | 74 |
| 2006 | £415,000 | £720,387 | 84 |
| 2005 | £320,000 | £569,471 | 59 |
| 2004 | £296,200 | £537,957 | 48 |
| 2003 | £290,000 | £534,250 | 45 |
| 2002 | £400,900 | £754,290 | 103 |
| 2001 | £335,000 | £644,020 | 41 |
| 2000 | £250,000 | £490,625 | 108 |
| 1999 | £244,300 | £486,877 | 256 |
| 1998 | £200,000 | £403,714 | 82 |
| 1997 | £183,800 | £376,937 | 40 |
| 1996 | £109,500 | £230,931 | 34 |
| 1995 | £53,000 | £115,214 | 28 |
In cash terms the typical EC1M home went from £53,000 in 1995 to £730,000 in 2026, roughly 14 times the price. Inflation explains only part of it: in today's money the rise is still about 534%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 43% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EC1M 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 1996 (+106.6% on the year before); the weakest, 2025 (−35.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +41.7% | +38.4% |
| 5 years (since 2021) | −1.8% | −6.3% |
| 10 years (since 2016) | −2.2% | −5.4% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Sales activity in EC1M
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 23 EC1M 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 70 sales a year before the financial crisis and 22 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.
Reading the EC1M market
This is a thin market: 23 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.
The rental side of EC1M
For renting purposes EC1M sits in Islington. The ONS average private rent there is £2,828 a month (May 2026). A one-bed averages £2,144 a month here and a four-or-more-bed £4,176, so size does most of the work in setting the rent.
Average monthly rent by size, Islington
ONS Price Index of Private Rents, May 2026.
Against the £730,000 median purchase price, a rent of £2,828 a month (£33,936 a year) works out at a 4.6% 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 EC1M (Clerkenwell)
Is EC1M (Clerkenwell) a good place to buy a house?
How much did a house sell for in EC1M (Clerkenwell)?
Are property prices falling in EC1M (Clerkenwell)?
What happens to EC1M prices now?
That question has no honest answer, only evidence. The evidence: the median is down 9% over five years in cash but down 28% 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.
EC1M's current homes for sale
Everything above is what homes in EC1M sold for. The live side of the market holds 3 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 6% above the EC1M median sold price.
0% 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.
See every EC1M 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.
What another bedroom costs in EC
Real sold prices by size across the EC 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 |
|---|---|---|---|---|---|
| Flat | £560,050 | £825,000 (+47%) | £1,310,000 (+59%) | £1,882,500 (+44%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
EC1M ranks 9 of 17 in the EC 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, EC area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside EC1M, 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 |
|---|---|---|
| EC1M 3 | £500,000 | 2 |
| EC1M 4 | £800,000 | 1 |
| EC1M 5 | £742,500 | 4 |
| EC1M 6 | £437,500 | 1 |
How EC1M compares nearby
Same city, different markets. The neighbouring districts of the EC area, dearest first:
| District | Median | 5-year |
|---|---|---|
| EC2M | £2,084,000 | +75% |
| EC3A | £1,500,000 | +19% |
| EC4V | £890,000 | +27% |
| EC4Y | £846,500 | -3% |
| EC2Y | £784,100 | -3% |
| EC1M (this report) | £730,000 | -9% |
| EC1V | £695,000 | -20% |
| EC3R | £680,000 | -89% |
| EC1Y | £670,000 | -14% |
| EC4A | £665,000 | -19% |
| EC4R | £625,000 | -5% |
| EC1N | £615,000 | +11% |
| EC1R | £590,000 | -26% |
| EC4M | £550,000 | -8% |
| EC1A | £541,200 | -29% |
| EC3N | £490,000 | -16% |
| EC2A | £465,000 | -51% |
Thinking of selling in EC1M? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in EC1M, use the average prices map for a rough value: zoom from EC1M's shading down to the sold homes on your own street. The figures above are every recorded EC1M sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim EC1M.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EC1M. Free, with a one click sign in.
See every individual EC1M 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.
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.