Local market reports › EC area › EC2A
Shoreditch market report EC2A, London
The EC2A (Shoreditch) 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 EC2A (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: 8 registered 2026 sales put the EC2A (London) median at £465,000, down 51% on five years earlier, with a mean of £470,600, and by floor area homes here have averaged about £16,740 per square metre over the last five years. Everything rests on 1,620 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
EC2A is the postcode district covering Shoreditch in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where EC2A 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.
What a home in EC2A sells for
Take the 8 registered 2026 sales in EC2A and the middle price, the median, is £465,000. The mean lands at £470,600, nearly identical to it, meaning sales cluster closely around the typical figure.
EC2A prices by floor area
By floor space, homes in EC2A have sold for about £16,740 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.
Set against the £285,000 England and Wales median, EC2A sits 63% above the national market.
A typical EC2A home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £465,000 | £465,000 | 8 |
| 2025 | £970,000 | £993,196 | 19 |
| 2024 | £862,500 | £917,015 | 36 |
| 2023 | £900,000 | £988,880 | 119 |
| 2022 | £1,157,000 | £1,356,715 | 47 |
| 2021 | £950,000 | £1,202,823 | 169 |
| 2020 | £1,325,000 | £1,719,215 | 65 |
| 2019 | £1,086,800 | £1,424,535 | 184 |
| 2018 | £718,800 | £958,174 | 17 |
| 2017 | £825,000 | £1,125,217 | 31 |
| 2016 | £671,000 | £938,736 | 19 |
| 2015 | £925,000 | £1,307,025 | 29 |
| 2014 | £810,000 | £1,149,127 | 47 |
| 2013 | £627,500 | £902,910 | 92 |
| 2012 | £612,500 | £901,523 | 40 |
| 2011 | £445,000 | £671,779 | 41 |
| 2010 | £575,000 | £901,748 | 26 |
| 2009 | £440,000 | £707,304 | 27 |
| 2008 | £434,000 | £711,418 | 16 |
| 2007 | £480,000 | £814,214 | 55 |
| 2006 | £310,000 | £538,120 | 45 |
| 2005 | £355,000 | £631,757 | 43 |
| 2004 | £330,000 | £599,344 | 61 |
| 2003 | £332,500 | £612,546 | 40 |
| 2002 | £348,500 | £655,700 | 48 |
| 2001 | £280,000 | £538,286 | 60 |
| 2000 | £287,500 | £564,219 | 64 |
| 1999 | £211,000 | £420,512 | 65 |
| 1998 | £147,000 | £296,730 | 44 |
| 1997 | £152,500 | £312,747 | 22 |
| 1996 | £92,500 | £195,078 | 24 |
| 1995 | £99,000 | £215,211 | 17 |
In cash terms the typical EC2A home went from £99,000 in 1995 to £465,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 116%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 73% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EC2A 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 1997 (+64.9% on the year before); the weakest, 2026 (−52.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −52.1% | −53.2% |
| 5 years (since 2021) | −13.3% | −17.3% |
| 10 years (since 2016) | −3.6% | −6.8% |
| 20 years (since 2006) | +2.0% | −0.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 97% of the typed total.
Median by property type, EC2A
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 |
|---|---|---|---|
| Terraced | £460,000 (2005) | – | 43 |
| Flats | £465,000 | 8 | 1,550 |
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
EC2A recorded 20 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 46 sales a year recently, against 52 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market EC2A is
Only 20 sales completed here in the last twelve months of data, which makes EC2A 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. By median price EC2A sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
The rental side of EC2A
EC2A falls under Hackney, where the ONS puts the average private rent at £2,622 a month (May 2026 figures). The spread runs from £1,972 a month for a typical one-bed to £3,630 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £465,000 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 6.8% 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.
Asked and answered: EC2A (Shoreditch)
Are property prices falling in EC2A (Shoreditch)?
Is EC2A (Shoreditch) a good place to buy a house?
How much did a house sell for in EC2A (Shoreditch)?
Where do EC2A prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 51% over five years in cash but down 61% 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 is for sale in EC2A right now
Everything above is what homes in EC2A sold for. This is what you could actually buy today: 19 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 115% above the EC2A median sold price.
26% 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 EC2A 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 EC
What homes of each size actually sold for across the EC area, 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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
EC2A ranks 16 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside EC2A, 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 |
|---|---|---|
| EC2A 2 | £990,000 | 9 |
| EC2A 3 | £528,000 | 5 |
| EC2A 4 | £465,000 | 3 |
How EC2A 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 | £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 (this report) | £465,000 | -51% |
Selling in EC2A? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at EC2A'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.
Estate agents working EC2A: the featured spot on this report is free for founding agents, one per district. Claim EC2A.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EC2A. Free, with a one click sign in.
Two maps carry on from here: every EC2A 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.