Local market reports › EC area › EC2Y
Barbican market report EC2Y, London
The EC2Y (Barbican) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,854 registered sales in EC2Y (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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for EC2Y (London) is £784,100, from 20 registered sales, down 3% on five years earlier; the mean is £951,300, and by floor area homes here have averaged about £13,580 per square metre over the last five years. Behind the figures sit 3,854 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
EC2Y is a postcode district covering Barbican 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 EC2Y 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.
The going rate for a home in EC2Y
In the EC2Y property market, the 2026 median sale price is £784,100, from 20 registered sales; the mean, the "average house price" most sites quote, is £951,300, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in EC2Y
The last five years of sales put EC2Y at roughly £13,580 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.
Set against the £285,000 England and Wales median, EC2Y sits 175% above the national market.
The price of a typical EC2Y home, 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 | £784,100 | £784,100 | 20 |
| 2025 | £925,000 | £947,120 | 87 |
| 2024 | £877,500 | £932,963 | 80 |
| 2023 | £892,500 | £980,640 | 76 |
| 2022 | £810,000 | £949,817 | 83 |
| 2021 | £810,000 | £1,025,565 | 88 |
| 2020 | £808,500 | £1,049,045 | 58 |
| 2019 | £840,000 | £1,101,039 | 63 |
| 2018 | £757,800 | £1,010,162 | 96 |
| 2017 | £850,000 | £1,159,315 | 141 |
| 2016 | £874,000 | £1,222,735 | 74 |
| 2015 | £839,500 | £1,186,214 | 140 |
| 2014 | £762,300 | £1,081,456 | 147 |
| 2013 | £625,000 | £899,313 | 287 |
| 2012 | £530,000 | £780,094 | 71 |
| 2011 | £500,000 | £754,808 | 107 |
| 2010 | £500,000 | £784,129 | 129 |
| 2009 | £477,500 | £767,585 | 82 |
| 2008 | £460,000 | £754,037 | 33 |
| 2007 | £482,500 | £818,454 | 107 |
| 2006 | £391,000 | £678,726 | 116 |
| 2005 | £330,000 | £587,267 | 136 |
| 2004 | £325,000 | £590,263 | 129 |
| 2003 | £280,000 | £515,828 | 151 |
| 2002 | £275,000 | £517,410 | 154 |
| 2001 | £235,000 | £451,776 | 153 |
| 2000 | £229,500 | £450,394 | 137 |
| 1999 | £172,000 | £342,787 | 219 |
| 1998 | £160,000 | £322,971 | 175 |
| 1997 | £136,800 | £280,549 | 228 |
| 1996 | £105,000 | £221,440 | 154 |
| 1995 | £106,000 | £230,428 | 133 |
In cash terms the typical EC2Y home went from £106,000 in 1995 to £784,100 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 240%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 36% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the EC2Y 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 2000 (+33.4% on the year before); the weakest, 2026 (−15.2%). 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) | −15.2% | −17.2% |
| 5 years (since 2021) | −0.6% | −5.2% |
| 10 years (since 2016) | −1.1% | −4.3% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 100% of the typed total.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Terraced | £153,800 (1997) | – | 13 |
| Flats | £775,000 | 19 | 3,812 |
Sales activity in EC2Y
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 49 EC2Y 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 135 sales a year before the financial crisis and 69 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How EC2Y trades
Only 49 sales completed here in the last twelve months of data, which makes EC2Y 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. Among the 17 measurable districts of its area, EC2Y ranks 5 by median price: firmly in the dearer tier.
What tenants pay around EC2Y
For renting purposes EC2Y sits in Westminster. The ONS average private rent there is £3,163 a month (May 2026). The spread runs from £2,517 a month for a typical one-bed to £5,378 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Westminster
ONS Price Index of Private Rents, May 2026.
£3,163 a month is £37,956 a year, which against the £784,100 median sold price makes a gross yield of 4.8%. 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.
Asked and answered: EC2Y (Barbican)
How much did a house sell for in EC2Y (Barbican)?
Are property prices falling in EC2Y (Barbican)?
Is EC2Y (Barbican) a good place to buy a house?
Are EC2Y prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 3% over five years in cash but down 24% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in EC2Y now
Everything above is what homes in EC2Y sold for. Turning to what is actually available: 78 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 2% above the EC2Y median sold price.
9% 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.
"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 EC2Y 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.
Moving up a bedroom in EC: the cost
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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
EC2Y ranks 6 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.
EC area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside EC2Y, 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 |
|---|---|---|
| EC2Y 5 | £665,000 | 1 |
| EC2Y 8 | £793,300 | 17 |
| EC2Y 9 | £715,000 | 2 |
How EC2Y 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 (this report) | £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 | £465,000 | -51% |
Before you sell in EC2Y: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in EC2Y, use the average prices map for a rough value: zoom from EC2Y's shading down to the sold homes on your own street. The figures above are every recorded EC2Y 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 EC2Y.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to EC2Y. Free after a one click sign in.
The live map plots every individual EC2Y sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.