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St Luke's market report EC1Y, London
The standing EC1Y (St Luke's) property market report, rebuilt from the full public record every month. Underneath every chart here sit 1,638 registered sales in EC1Y (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 2026 median for EC1Y (London) is £670,000, from 7 registered sales, down 14% on five years earlier; the mean is £619,300, and by floor area homes here have averaged about £10,340 per square metre over the last five years. Behind the figures sit 1,638 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
EC1Y is a postcode district covering St Luke's, Bunhill Fields 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 EC1Y 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.
EC1Y sold prices: where the market stands
The 2026 median for EC1Y is £670,000, taken from 7 registered sales. The mean, which is what most sites call the "average house price", is £619,300, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in EC1Y
The last five years of sales put EC1Y at roughly £10,340 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, EC1Y runs 135% above it.
EC1Y's median sold price, 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 | £670,000 | £670,000 | 7 |
| 2025 | £620,000 | £634,826 | 21 |
| 2024 | £750,000 | £797,404 | 35 |
| 2023 | £642,500 | £705,951 | 16 |
| 2022 | £715,000 | £838,419 | 38 |
| 2021 | £777,000 | £983,782 | 55 |
| 2020 | £815,000 | £1,057,479 | 75 |
| 2019 | £752,500 | £986,347 | 26 |
| 2018 | £718,900 | £958,307 | 32 |
| 2017 | £695,000 | £947,910 | 17 |
| 2016 | £687,500 | £961,819 | 40 |
| 2015 | £690,000 | £974,970 | 25 |
| 2014 | £540,000 | £766,084 | 43 |
| 2013 | £530,000 | £762,617 | 53 |
| 2012 | £580,000 | £853,688 | 38 |
| 2011 | £445,500 | £672,534 | 87 |
| 2010 | £430,000 | £674,351 | 132 |
| 2009 | £360,000 | £578,703 | 61 |
| 2008 | £460,000 | £754,037 | 28 |
| 2007 | £425,000 | £720,918 | 75 |
| 2006 | £355,000 | £616,235 | 66 |
| 2005 | £275,000 | £489,389 | 57 |
| 2004 | £275,000 | £499,454 | 45 |
| 2003 | £249,000 | £458,718 | 51 |
| 2002 | £250,000 | £470,373 | 105 |
| 2001 | £234,000 | £449,853 | 56 |
| 2000 | £205,000 | £402,313 | 65 |
| 1999 | £178,000 | £354,745 | 105 |
| 1998 | £235,000 | £474,364 | 103 |
| 1997 | £121,500 | £249,172 | 31 |
| 1996 | £115,000 | £242,530 | 37 |
| 1995 | £70,000 | £152,169 | 13 |
In cash terms the typical EC1Y home went from £70,000 in 1995 to £670,000 in 2026, roughly 10 times the price. Inflation explains only part of it: in today's money the rise is still about 340%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 37% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the EC1Y 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 1998 (+93.4% on the year before); the weakest, 1999 (−24.3%). 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) | +8.1% | +5.5% |
| 5 years (since 2021) | −2.9% | −7.4% |
| 10 years (since 2016) | −0.3% | −3.6% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
How many homes change hands in EC1Y
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 25 EC1Y 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 65 sales a year before the financial crisis and 23 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 tenants pay around EC1Y
For renting purposes EC1Y 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.
£2,828 a month is £33,936 a year, which against the £670,000 median sold price makes a gross yield of 5.1%. 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.
What kind of market EC1Y is
Only 25 sales completed here in the last twelve months of data, which makes EC1Y a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What people ask about EC1Y (St Luke's)
Are property prices falling in EC1Y (St Luke's)?
Is EC1Y (St Luke's) a good place to buy a house?
How much did a house sell for in EC1Y (St Luke's)?
Are EC1Y prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 14% over five years in cash but down 32% 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.
EC1Y's current homes for sale
Everything above is what homes in EC1Y sold for. The live side of the market holds 21 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 3% below the EC1Y median sold price.
Of everything listed here, 24% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 EC1Y 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.
The price of an extra bedroom in EC
What homes of each size actually sold for across the EC area, 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 |
|---|---|---|---|---|---|
| Flat | £560,050 | £825,000 (+47%) | £1,310,000 (+59%) | £1,882,500 (+44%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
EC1Y ranks 10 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.
Winners and losers across the EC area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside EC1Y, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EC1Y 0 | £457,500 | 2 |
| EC1Y 1 | £1,477,500 | 2 |
| EC1Y 2 | £765,000 | 1 |
| EC1Y 8 | £690,000 | 4 |
How EC1Y 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 | £730,000 | -9% |
| EC1V | £695,000 | -20% |
| EC3R | £680,000 | -89% |
| EC1Y (this report) | £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 EC1Y? 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 EC1Y, use the average prices map for a rough value: zoom from EC1Y's shading down to the sold homes on your own street. The figures above are every recorded EC1Y sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim EC1Y.
Take it further
Behind the answers sits the same Land Registry record as this page, with EC1Y already set as the subject. Free, one click sign in.
Two maps carry on from here: every EC1Y 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.