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Shoreditch market report EC2A 2, London
The EC2A 2 (Shoreditch) house price history in full, 1998 to 2025, in cash and in today's money. The raw material for this page is 478 HM Land Registry entries for EC2A 2 (London), going back to 1998: 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 2025; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical EC2A 2 (London) home changed hands for £990,000 in 2025 (median of 9 registered sales, down 26% on five years earlier), with the mean at £1,125,000, and by floor area homes here have averaged about £20,710 per square metre over the last five years. Source: 478 completed sales on the HM Land Registry record since 1998, updated with each monthly release. No valuations, no asking prices.
EC2A 2 is a postcode sector: one group of streets inside EC2A (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where EC2A 2 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 EC2A 2 prices, from the sold record
Across 9 registered 2025 sales, the typical (median) EC2A 2 home went for £990,000. The mean is £1,125,000, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in EC2A 2
By floor space, homes in EC2A 2 have sold for about £20,710 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, EC2A 2 runs 247% above it.
A typical EC2A 2 home, priced year by year (1998 to 2025)
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 |
|---|---|---|---|
| 2025 | £990,000 | £1,013,674 | 9 |
| 2024 | £1,120,000 | £1,190,790 | 15 |
| 2023 | £1,295,500 | £1,423,438 | 30 |
| 2022 | £1,285,000 | £1,506,809 | 30 |
| 2021 | £995,300 | £1,260,178 | 148 |
| 2020 | £1,334,000 | £1,730,893 | 60 |
| 2019 | £1,099,100 | £1,440,657 | 176 |
| 2018 | £795,000 | £1,059,750 | 1 |
| 2013 | £840,000 | £1,208,676 | 8 |
| 1998 | £285,000 | £575,293 | 1 |
In cash terms the typical EC2A 2 home went from £285,000 in 1998 to £990,000 in 2025, roughly 3.5 times the price. Inflation explains only part of it: in today's money the rise is still about 72%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 41% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2024) | −11.6% | −14.9% |
| 5 years (since 2020) | −5.8% | −10.1% |
| 12 years (since 2013) | +1.4% | −1.5% |
| 27 years (since 1998) | +4.7% | +2.1% |
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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
EC2A 2 recorded 9 sales in the last twelve months of data. 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 EC2A 2
EC2A 2 falls under Hackney, where the ONS puts the average private rent 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 £990,000 median sold price makes a gross yield of 3.2%. 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 EC2A 2 is
Only 9 sales completed here in the last twelve months of data, which makes EC2A 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Against the EC2A district median, EC2A 2 sits 113% higher, marking it as a dearer pocket of the district.
EC2A 2 (Shoreditch): the questions that come up
Are property prices falling in EC2A 2 (Shoreditch)?
Is EC2A 2 (Shoreditch) a good place to buy a house?
How much did a house sell for in EC2A 2 (Shoreditch)?
What happens to EC2A 2 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 26% over five years in cash but down 43% 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 EC2A now
This is what you could actually buy today: 19 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole EC2A district, not just EC2A 2: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. 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 EC2A 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.
Bedroom by bedroom: EC prices by size
What homes of each size actually sold for across the EC area, 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 |
|---|---|---|---|---|---|
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the EC area is the point: the same five years treated these districts very differently.
EC area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in EC2A
A few minutes' walk can separate two very different markets. Here are EC2A's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EC2A 3 | £528,000 | 5 |
| EC2A 4 | £465,000 | 3 |
Zoom out to the full EC2A district report for the type split, monthly volumes and how EC2A compares with its neighbours.
Thinking of selling in EC2A 2? 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 EC2A 2, use the average prices map for a rough value: zoom from EC2A 2's shading down to the sold homes on your own street. The figures above are every recorded EC2A 2 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 EC2A 2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EC2A 2. Free, with a one click sign in.
Two maps carry on from here: every EC2A 2 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.