Local market reports › EC area › EC2R › EC2R 8
EC2R 8 local market report London
Every figure on this page comes from the public record: 11 sales registered with HM Land Registry in EC2R 8 (London) since 2014, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2025. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
EC2R 8 is a postcode sector: one group of streets inside EC2R (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 EC2R 8 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 EC2R 8 sells for
The 2025 median in EC2R 8 is £109,500,000, from 1 registered sales; the mean, £109,500,000, sits almost on top of it, so sales bunch tightly around the typical price.
For scale: the England and Wales median is £273,500, so EC2R 8 trades 39937% above the country as a whole.
The price of a typical EC2R 8 home, 2014 to 2025
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2025 | £109,500,000 | £109,500,000 | 1 |
| 2024 | £35,000,000 | £36,343,115 | 1 |
| 2023 | £36,715,000 | £39,398,678 | 2 |
| 2019 | £18,933,300 | £24,237,434 | 2 |
| 2018 | £70,624,700 | £91,945,364 | 1 |
| 2016 | £20,600,000 | £28,146,535 | 1 |
| 2014 | £5,500,000 | £7,620,482 | 3 |
In cash terms the typical EC2R 8 home went from £5,500,000 in 2014 to £109,500,000 in 2025, roughly 20 times the price. Even after inflation that is a real rise of about 1337%: homes here genuinely became dearer, not just more expensive on paper.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2024) | +212.9% | +201.3% |
| 6 years (since 2019) | +34.0% | +28.6% |
| 11 years (since 2014) | +31.2% | +27.4% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
EC2R 8 recorded 1 sales in the last twelve months of data. 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 homes rent for around EC2R 8
EC2R 8 falls under Westminster, where the ONS puts the average private rent at £3,163 a month (May 2026 figures). A one-bed averages £2,517 a month here and a four-or-more-bed £5,378, so size does most of the work in setting the rent.
Average monthly rent by size, Westminster
ONS Price Index of Private Rents, May 2026.
Set against the £109,500,000 median sold price, £3,163 a month is £37,956 a year, a gross yield of 0.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Will EC2R 8 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 478% over five years in cash and up 352% 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.
The risers and the fallers
The spread across the EC area is the point: the same five years treated these districts very differently.
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.
Zoom out to the full EC2R district report for the type split, monthly volumes and how EC2R compares with its neighbours.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about EC2R 8. Free, with a one click sign in.
See every individual EC2R 8 sale on the live map, mapped to the exact address, or the quick-reference EC2R 8 price page. 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.
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.