New Wanstead, London house prices

New Wanstead, London house prices are built from 391 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 1 May 2026. The median price paid across the whole record is £240,000. Across the 10 years from 2016 to 2026 the median moved +1.2% in cash — but once inflation is taken out, the change in 2026 money is -27.5%.

HM Land Registry391 sales138 with floor areaLatest sale 1 May 2026

The chart tracks the median New Wanstead, London 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.

The highest yearly median on record for New Wanstead, London is £497,500 in 2025; the lowest is £57,750 in 1995. Across the full 32-year record the cash median has moved from £57,750 to £420,000.

In 2026 money that first median is worth £128,232, so the real change over the whole record is +227.5% — about +3.90% 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: +1.2% in cash against -27.5% 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.

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.

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 New Wanstead, London values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. New Wanstead, London is dominated by the type at the top of this table, so its overall median leans that way.

315 of the sales on record are leasehold and 76 freehold — 80.6% 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 £240,000 and the median freehold sale £260,820 — a gap of +8.7%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for more than the median existing home — 0.0%. 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 23 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.

Every certificate carries an energy efficiency band as well as a floor area. Across Redbridge, 39.6% of 118,503 certificates sit in bands A to C, and 3.2% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in Redbridge at £1,724 a month as of Jun 2026 — £1,365 for a one-bedroom home and £1,977 for three bedrooms.

Against the median sale of £240,000 here, that rent is a gross yield of 8.62% 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.

The 2021 census counted 310,260 residents in Redbridge across 103,714 households. 58.0% of those households own their home and 41.7% rent — a split the sold record cannot show, because only owners appear in it.

12 state and independent schools have a E11 postcode: 7 primary, 3 secondary, 1 nursery, 1 all-through. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. New Wanstead, London sits above that national figure — +52.4%.

Within London the street ranks 13436 of 21431 by median price, and its median is below the town figure of £285,000 (-15.8%).

Where an EPC floor area could be matched to the sale, the median works out at £3,173 per square metre, across 138 of the 391 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 £32,000 to £1,300,000. 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.

New Wanstead, London sits in Redbridge, in London.

The Office for National Statistics puts the median home in Redbridge at 14.2 times median local earnings of £35,464 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.

Streets nearby

• Gordon Road£250,000 median
• Cambridge Road£250,000 median
• Harrow Road£190,000 median
• High Road Leytonstone£150,000 median
• Hainault Road£224,250 median
• Barclay Road£265,000 median
• Oakdale Road£220,000 median
• Cann Hall Road£168,000 median
• Grove Green Road£180,000 median
• Pretoria Road£225,000 median
• Selsdon Road£190,000 median
• Bulwer Road£173,500 median
• Elmcroft Avenue£287,500 median
• Chadwick Road£300,000 median
• Wallwood Road£198,000 median
• Colworth Road£150,000 median

Addresses with more than one recorded sale

• 58A New Wanstead7 sales
• 76C New Wanstead7 sales
• FLAT 2, the HERONS New Wanstead6 sales
• FLAT 6, WOODLAND COURT New Wanstead5 sales
• FLAT 34, BOURNE COURT New Wanstead5 sales
• FLAT 22, BOURNE COURT New Wanstead5 sales
• FLAT 9, AGIN COURT, 103 New Wanstead5 sales
• 52 New Wanstead5 sales
• 58C New Wanstead5 sales
• FLAT 4, the HERONS New Wanstead4 sales
• FLAT 24, BOURNE COURT New Wanstead4 sales
• FLAT 4, KINGSLEY COURT New Wanstead4 sales
• FLAT 2, WOODLAND COURT New Wanstead4 sales
• FLAT 1, 57 New Wanstead4 sales
• 95 New Wanstead4 sales
• FLAT 10, CHELSEA MEWS, 45 – 47 New Wanstead4 sales
• FLAT 14, HIGHSTONE COURT New Wanstead4 sales
• FLAT 30, TRENT COURT New Wanstead4 sales
• FLAT 9, DUDLEY COURT New Wanstead4 sales
• FLAT 37, BOURNE COURT New Wanstead4 sales
• FLAT 13, HIGHSTONE COURT New Wanstead4 sales
• FLAT 2, 57 New Wanstead4 sales
• FLAT 12, the HERONS New Wanstead4 sales
• FLAT 4, BOURNE COURT New Wanstead4 sales

Back to London house prices.

What is the average house price in New Wanstead, London?

The median price paid in New Wanstead, London 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 New Wanstead, London?

391 sales are on record for New Wanstead, London, the most recent completing on 1 May 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have New Wanstead, London house prices actually risen?

In cash, the median rose +1.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -27.5%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were New Wanstead, London house prices at their highest?

The highest yearly median on record is £497,500, 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 New Wanstead, London?

£3,173 per square metre, from the 138 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 1 May 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, “New Wanstead, London 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.