E5 house prices are built from 13,815 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 15 Jun 2026. The median price paid across the whole record is £240,000. Across the 10 years from 2016 to 2026 the median moved +32.2% in cash — but once inflation is taken out, the change in 2026 money is -5.3%.
Median price paid
£240,000
Change in cash, 2016–2026
+32.2%
Change in real terms
-5.3%
Median per m²
£3,479
HM Land Registry13,815 sales2,657 with floor areaLatest sale 15 Jun 2026
Section 01
How E5 prices moved
The chart tracks the median E5 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £74,000 | £164,315 |
| 2000s | 10 | £200,000 | £364,341 |
| 2010s | 10 | £385,000 | £542,850 |
| 2020s | 7 | £575,000 | £587,500 |
The highest yearly median on record for E5 is £590,000 in 2025; the lowest is £55,000 in 1995. Across the full 32-year record the cash median has moved from £55,000 to £575,000.
In 2026 money that first median is worth £122,126, so the real change over the whole record is +370.8% — about +5.12% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +32.2% in cash against -5.3% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| APARTMENT 02.09 OTTO BUILDING Downs Road | 15 Jun 2026 | Flat or maisonette | £645,000 | £645,000 |
| 10 Caldecott Way | 12 Jun 2026 | Flat or maisonette | £585,000 | £585,000 |
| APARTMENT 11.01 OTTO BUILDING Downs Road | 11 Jun 2026 | Flat or maisonette | £475,000 | £475,000 |
| FLAT 18 BOXLEY HOUSE Pembury Road | 10 Jun 2026 | Flat or maisonette | £367,500 | £367,500 |
| FLAT C 19 Glenarm Road | 9 Jun 2026 | Flat or maisonette | £765,000 | £765,000 |
| FLAT 63 WATERFRONT HOUSE Harry Zeital Way | 5 Jun 2026 | Flat or maisonette | £470,000 | £470,000 |
| FLAT 11 FENLAND HOUSE Harry Zeital Way | 1 Jun 2026 | Flat or maisonette | £240,000 | £240,000 |
| FLAT 40 142A Lea Bridge Road | 29 May 2026 | Flat or maisonette | £335,000 | £335,000 |
| 25 Glenarm Road | 28 May 2026 | Flat or maisonette | £495,000 | £495,000 |
| FLAT 3 100 Chatsworth Road | 21 May 2026 | Flat or maisonette | £400,000 | £400,000 |
| 92 Glenarm Road | 20 May 2026 | Terraced | £1,400,000 | £1,400,000 |
| 23 Dunlace Road | 20 May 2026 | Terraced | £755,000 | £755,000 |
| FLAT 1 LEA HOUSE Harrington Hill | 20 May 2026 | Flat or maisonette | £500,000 | £500,000 |
| 52 Ashtead Road | 19 May 2026 | Semi-detached | £2,675,000 | £2,675,000 |
| 16A Dunlace Road | 18 May 2026 | Flat or maisonette | £420,000 | £420,000 |
| 74 Cricketfield Road | 14 May 2026 | Flat or maisonette | £377,175 | £377,175 |
| FLAT 2 191 Evering Road | 12 May 2026 | Flat or maisonette | £550,000 | £550,000 |
| FLAT B 77 Median Road | 11 May 2026 | Flat or maisonette | £840,000 | £840,000 |
| 14 Cromford Path | 11 May 2026 | Terraced | £780,000 | £780,000 |
| 87 Rushmore Road | 8 May 2026 | Terraced | £1,275,000 | £1,275,000 |
| FLAT 8 REDWOOD COURT Woodmill Road | 8 May 2026 | Flat or maisonette | £440,000 | £440,000 |
| FLAT 22 ARMSTRONG HOUSE, 146 Southwold Road | 6 May 2026 | Flat or maisonette | £415,000 | £415,000 |
| FLAT 20 BLACKBERRY COURT Woodmill Road | 6 May 2026 | Flat or maisonette | £217,500 | £217,500 |
| 91 Rushmore Road | 5 May 2026 | Terraced | £1,352,500 | £1,352,500 |
| 126 Daubeney Road | 1 May 2026 | Terraced | £700,000 | £700,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to E5 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| APARTMENT 02.09 OTTO BUILDING Downs Road | £600,000 (2019) | £645,000 (2026) | +1.0% | -2.8% |
| 10 Caldecott Way | £190,000 (2006) | £585,000 (2026) | +5.8% | +2.8% |
| APARTMENT 11.01 OTTO BUILDING Downs Road | £497,500 (2020) | £475,000 (2026) | -0.8% | -5.0% |
| FLAT 18 BOXLEY HOUSE Pembury Road | £250,000 (2013) | £367,500 (2026) | +3.0% | +0.1% |
| FLAT C 19 Glenarm Road | £595,000 (2014) | £765,000 (2026) | +2.1% | -0.9% |
| FLAT 63 WATERFRONT HOUSE Harry Zeital Way | £359,995 (2015) | £470,000 (2026) | +2.5% | -0.7% |
| FLAT 11 FENLAND HOUSE Harry Zeital Way | £183,500 (2008) | £240,000 (2026) | +1.5% | -1.4% |
| FLAT 40 142A Lea Bridge Road | £250,000 (2013) | £335,000 (2026) | +2.3% | -0.6% |
| 25 Glenarm Road | £63,000 (1999) | £495,000 (2026) | +7.9% | +5.1% |
| FLAT 3 100 Chatsworth Road | £385,000 (2023) | £400,000 (2026) | +1.3% | -1.3% |
| FLAT 1 LEA HOUSE Harrington Hill | £380,000 (2017) | £500,000 (2026) | +3.1% | -0.4% |
| 92 Glenarm Road | £265,000 (2002) | £1,400,000 (2026) | +7.2% | +4.3% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. E5 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 9,087 | 65.8% | £225,000 | £1,500 – £1,375,000 |
| Terraced | 4,499 | 32.6% | £275,000 | £5,000 – £2,450,000 |
| Semi-detached | 191 | 1.4% | £280,000 | £20,000 – £2,675,000 |
| Detached | 38 | 0.3% | £530,000 | £95,000 – £1,925,000 |
Section 05
How big homes are in E5
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 6,054 certificates cover E5, and their median floor area is 62 m².
The median across the whole register is 76 m², so homes here are smaller than average — -18.4%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 62 m² | about 667 sq ft |
| Smaller quarter, up to | 45 m² | about 484 sq ft |
| Larger quarter, from | 87 m² | about 936 sq ft |
| Under 60 m² | 47.0% | 2,846 homes |
| 150 m² and over | 5.0% | 300 homes |
Section 06
Ownership and new build in E5
9,212 of the sales on record are leasehold and 4,603 freehold — 66.7% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £225,000 and the median freehold sale £275,000 — a gap of +22.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 9,212 | 66.7% | £225,000 |
| Freehold | 4,603 | 33.3% | £275,000 |
| New build | 1,045 | 7.6% | £220,000 |
| Existing home | 12,770 | 92.4% | £245,000 |
New builds sold for less than the median existing home — -10.2%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 1,169 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in E5
Every certificate carries an energy efficiency band as well as a floor area. Across Hackney, 62.0% of 141,623 certificates sit in bands A to C, and 1.9% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 207 | 0.1% |
| B | 26,285 | 18.6% |
| C | 61,292 | 43.3% |
| D | 40,526 | 28.6% |
| E | 10,644 | 7.5% |
| F | 1,903 | 1.3% |
| G | 766 | 0.5% |
The Office for National Statistics puts the mean private rent in Hackney at £2,635 a month as of Jun 2026 — £1,982 for a one-bedroom home and £2,820 for three bedrooms.
Against the median sale of £240,000 here, that rent is a gross yield of 13.18% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of E5, 1,047 crimes were recorded in Jun 2026: 299 violent, 46 burglary, 47 vehicle-related and 213 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 6.3 times busier.
Against the 259,146 residents the 2021 census counted in Hackney, that is 4.04 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around E5
The 2021 census counted 259,146 residents in Hackney across 106,081 households. 27.1% of those households own their home and 72.7% rent — a split the sold record cannot show, because only owners appear in it.
12 state and independent schools have a E5 postcode: 10 primary, 2 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Mossbourne Community Academy | Secondary | Academy sponsor led | 1,432 |
| Clapton Girls' Academy | Secondary | Academy converter | 1,169 |
| Millfields Community School | Primary | Community school | 634 |
| Rushmore Primary School | Primary | Community school | 455 |
| Nightingale Primary School | Primary | Community school | 384 |
| Daubeney Primary School | Primary | Community school | 382 |
| Southwold Primary School | Primary | Community school | 341 |
| Northwold Primary School | Primary | Academy converter | 316 |
| Mandeville Primary School | Primary | Community school | 266 |
| St Scholastica's Catholic Primary School | Primary | Voluntary aided school | 209 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Clapton Rail Station | Rail | 0.4 km |
| Rectory Road Rail Station | Rail | 1.0 km |
| Hackney Downs Rail Station | Rail | 1.3 km |
| Hackney Central Rail Station | Rail | 1.4 km |
Section 09
How E5 compares
The median across the whole archive is £157,500. E5 sits above that national figure — +52.4%.
Where an EPC floor area could be matched to the sale, the median works out at £3,479 per square metre, across 2,657 of the 13,815 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £1,500 to £2,675,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
E5 sits in Hackney, in London.
The Office for National Statistics puts the median home in Hackney at 11.9 times median local earnings of £48,724 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside E5
The closest districts
- N161.6 km · £259,000
- E81.9 km · £310,000
- E102.9 km · £193,000
- E23.4 km · £250,000
- N43.7 km · £300,000
- E173.8 km · £200,000
- N13.8 km · £375,000
- E34.0 km · £270,000
This district mostly covers London.
Quick answers
Common questions about this data
What is the average house price in E5?
The median price paid in E5 across every sale on the register is £240,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in E5?
13,815 sales are on record for E5, the most recent completing on 15 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have E5 house prices actually risen?
In cash, the median rose +32.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -5.3%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were E5 house prices at their highest?
The highest yearly median on record is £590,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in E5?
£3,479 per square metre, from the 2,657 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 15 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “E5 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.