L5 8 house prices are built from 96 sales lodged with HM Land Registry, the oldest in 2000 and the most recent on 10 Apr 2026. The median price paid across the whole record is £72,563. Across the 19 years from 2006 to 2025 the median moved +86.6% in cash — but once inflation is taken out, the change in 2026 money is +7.1%.
Median price paid
£72,563
Change in cash, 2006–2025
+86.6%
Change in real terms
+7.1%
Median per m²
£926
HM Land Registry96 sales34 with floor areaLatest sale 10 Apr 2026
Section 01
How L5 8 prices moved
The chart tracks the median L5 8 house price for every year with a recorded sale, from 2000 to 2025. 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 |
|---|---|---|---|
| 2000s | 4 | £38,500 | £70,136 |
| 2010s | 2 | £55,000 | £77,550 |
| 2020s | 4 | £102,500 | £104,728 |
The highest yearly median on record for L5 8 is £140,424 in 2023; the lowest is £26,250 in 2000. Across the full 26-year record the cash median has moved from £26,250 to £125,000.
In 2026 money that first median is worth £52,500, so the real change over the whole record is +143.3% — about +3.62% 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: +86.6% in cash against +7.1% 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 |
|---|---|---|---|---|
| 24 Hornby Walk | 10 Apr 2026 | Terraced | £180,000 | £180,000 |
| 76 Hopwood Street | 22 Aug 2025 | Terraced | £201,000 | £205,370 |
| 40B Silvester Street | 8 Jul 2025 | Semi-detached | £112,000 | £114,435 |
| 8 Mile End | 11 Jun 2025 | Terraced | £125,000 | £127,717 |
| 21 Green Street | 8 May 2025 | Terraced | £167,000 | £170,630 |
| 68 James Dunne Avenue | 17 Jan 2025 | Flat or maisonette | £105,000 | £107,283 |
| 6 St Brigids Crescent | 4 Nov 2024 | Terraced | £92,384 | £97,210 |
| APARTMENT 202 7 Bevington Bush | 20 Jul 2023 | Flat or maisonette | £140,424 | £151,722 |
| 70 Hopwood Street | 30 Jun 2023 | Terraced | £145,000 | £156,667 |
| UNIT 3-01 YOUNG VILLAGE, 19 Wright Street | 21 Apr 2023 | Flat or maisonette | £16,000 | £17,287 |
| 40A Silvester Street | 31 Mar 2023 | Semi-detached | £88,000 | £95,080 |
| 18 Mile End | 28 Mar 2023 | Terraced | £150,000 | £162,069 |
| 104 Hopwood Street | 15 Dec 2022 | Terraced | £135,000 | £156,409 |
| 61 Benledi Street | 27 Sep 2022 | Semi-detached | £80,000 | £92,687 |
| 63 James Dunne Avenue | 26 Sep 2022 | Flat or maisonette | £125,000 | £144,823 |
| 33 Latimer Street | 8 Jul 2022 | Semi-detached | £171,000 | £198,118 |
| 75 James Dunne Avenue | 27 May 2022 | Flat or maisonette | £37,000 | £42,868 |
| 5 St Brigids Crescent | 21 Jan 2022 | Terraced | £76,500 | £88,632 |
| 89 James Dunne Avenue | 26 Nov 2021 | Flat or maisonette | £64,995 | £82,117 |
| 20 Green Street | 19 May 2021 | Terraced | £110,000 | £138,978 |
| 52A Silvester Street | 7 Oct 2020 | Terraced | £45,000 | £58,264 |
| 19 Raymond Place | 11 Aug 2020 | Terraced | £119,000 | £154,077 |
| 14 Raymond Place | 8 Jul 2020 | Terraced | £110,000 | £142,424 |
| 74 James Dunne Avenue | 27 Mar 2020 | Flat or maisonette | £30,000 | £38,843 |
| 1 Callaghan Close | 28 Feb 2020 | Terraced | £140,000 | £181,267 |
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 L5 8 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 40B Silvester Street | £37,000 (2003) | £112,000 (2025) | +5.2% | +2.3% |
| 40A Silvester Street | £44,000 (2003) | £88,000 (2023) | +3.5% | +0.7% |
| 18 Mile End | £52,500 (2012) | £150,000 (2023) | +10.0% | +6.8% |
| 61 Benledi Street | £60,000 (2016) | £80,000 (2022) | +4.9% | +1.7% |
| 33 Latimer Street | £89,000 (2006) | £171,000 (2022) | +4.2% | +1.4% |
| 52A Silvester Street | £34,000 (2018) | £45,000 (2020) | +15.0% | +13.4% |
| 19 Raymond Place | £76,000 (2014) | £119,000 (2020) | +7.8% | +5.9% |
| 42 Silvester Street | £16,500 (1996) | £57,000 (2020) | +5.3% | +3.1% |
| 12 Raymond Place | £39,000 (1999) | £97,000 (2018) | +4.9% | +2.6% |
| 4 Tenterden Street | £121,000 (2013) | £126,000 (2016) | +1.4% | -0.1% |
| 6 Mckeown Close | £55,000 (2003) | £58,000 (2014) | +0.5% | -2.0% |
| 2 Mile End | £29,000 (2000) | £70,000 (2008) | +11.6% | +9.2% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. L5 8 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 |
|---|---|---|---|---|
| Terraced | 65 | 67.7% | £70,000 | £3,000 – £201,000 |
| Semi-detached | 16 | 16.7% | £80,000 | £15,580 – £171,000 |
| Flat or maisonette | 11 | 11.5% | £71,000 | £16,000 – £140,424 |
| Detached | 4 | 4.2% | £126,000 | £121,000 – £400,000 |
Section 05
How big homes are in L5 8
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 457 certificates cover L5 8, and their median floor area is 67 m².
The median across the whole register is 76 m², so homes here are smaller than average — -11.8%. 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 | 67 m² | about 721 sq ft |
| Smaller quarter, up to | 48 m² | about 517 sq ft |
| Larger quarter, from | 78 m² | about 840 sq ft |
| Under 60 m² | 40.7% | 186 homes |
| 150 m² and over | 0.0% | 0 homes |
Section 06
Ownership and new build in L5 8
18 of the sales on record are leasehold and 78 freehold — 18.8% 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 £70,000 and the median freehold sale £75,500 — a gap of +7.9%. 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 | 18 | 18.8% | £70,000 |
| Freehold | 78 | 81.3% | £75,500 |
| New build | 1 | 1.0% | £140,424 |
| Existing home | 95 | 99.0% | £72,000 |
New builds sold for more than the median existing home — +95.0%. 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 87 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 09
How L5 8 compares
The median across the whole archive is £157,500. L5 8 sits below that national figure — -53.9%.
Where an EPC floor area could be matched to the sale, the median works out at £926 per square metre, across 34 of the 96 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 £3,000 to £400,000. 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.
Section 10
Nearby on the record
Other sectors in L5
- L5 0£73,000 median
- L5 1£55,000 median
- L5 2£131,950 median
- L5 3£63,950 median
- L5 4£75,000 median
- L5 5£59,950 median
- L5 6£40,500 median
- L5 7£45,000 median
- L5 9£98,748 median
The wider district is L5.
Quick answers
Common questions about this data
What is the average house price in L5 8?
The median price paid in L5 8 across every sale on the register is £72,563. 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 L5 8?
96 sales are on record for L5 8, the most recent completing on 10 Apr 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have L5 8 house prices actually risen?
In cash, the median rose +86.6% between 2006 and 2025. In 2026 money — that is, after inflation — the change is +7.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were L5 8 house prices at their highest?
The highest yearly median on record is £140,424, set in 2023. 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 L5 8?
£926 per square metre, from the 34 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 10 Apr 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, “L5 8 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.