House prices in E11 (London)

This article shows price per square metre data and various charts to help you understand the housing market in E11 - stats were last calculated on 03 December 2024.

Defining 'E11'

This analysis is limited to properties whose postcode starts with "E11", this is also called the postcode district. There are no official postcode district names so I've just labelled it E11, London. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring district, or you can use the search form below.

Price per square metre

Knowing the average house price in E11 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2024, Flat B 44, Preston Road, London, E11 1NN sold for £450,000. Given the internal area of 66 square metres recorded on the EPC, the price per sqm is £450,000 ÷ 66 sqm = £6,818.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on E11 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in E11

The chart above is called a histogram, it helps you see the distribution of house price per sqm in E11 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £6,700 to £7,000, £7,000 to £7,300, £7,300 to £7,600 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 975 sales that took place in E11, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in E11, London. Notably, only 25% of properties that sold recently were valued at more than £7,940 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of E11 homes.

Box plot of £ per sqm for E11

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. London. The chart above shows a boxplot for 'E11' as well as the 'E' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'E11' is £6,810.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 975 transactions in E11, London half were sold for between £5,670 and £7,940 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 975 for E11, London.

    • Property price map for London

    Have a look at the interactive price map I created for myself. Use it to explore 'E11' house prices all the way down to individual property plots.

    Property price heatmap for London
    House price map for London

    Will E11 house prices drop in 2025?

    I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for E11 (London) compared with the wider postcode area 'E'. You can extrapolate from this based on your own views on future interest rates, inflation and other factors.

    House price index for E11

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'E11' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in E11 and is set to 100 in 2004. The chart compares trends for E11, London against those of the broader postcode area 'E'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Redbridge local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for E11
    E area E11 district
    Nominal Real Nominal Real
    20 yr per annum 4.6% 1.9% 4.8% 2.1%
    20 yr total 144.9% 45.0% 156.3% 51.8%
    10 yr per annum 3.3% 0.5% 4.0% 1.2%
    10 yr total 38.8% 5.4% 48.5% 12.8%
    5 yr per annum 2.6% -1.4% 2.4% -1.6%
    5 yr total 13.9% -6.8% 12.8% -7.7%
    1 yr per annum 1.2% -2.8% 3.6% -0.5%
    1 yr total 1.2% -2.8% 3.6% -0.5%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, E11 district have seen a 2.1% annual change when adjusted for inflation. This translates to a total change of 51.8% in real terms.
    • Over the past 5 years, E11 district have seen a -1.6% annual change when adjusted for inflation. This translates to a total change of -7.7% in real terms.

    Most recent E11 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Hainault Road, , E11 1E 81 sqm £6,056 38
    Twickenham Road, , E11 4B 71 sqm £7,762 33
    Oakdale Road, , E11 4D 74 sqm £7,882 31
    Richmond Road, , E11 4B 75 sqm £7,995 28
    Cowley Road, , E11 2H 82 sqm £8,906 26
    Queenswood Gardens, , E11 3S 63 sqm £5,264 25
    Cann Hall Road, , E11 3N 81 sqm £6,360 25
    Cheneys Road, , E11 3L 90 sqm £6,608 24

    Search for your street here.

    Nearby geographies

    The table below shows how 'E11' compares to the other postcode districts nearby 'E11'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    IG8 Woodford Green £5,150 sqm £5,920 sqm £6,820 sqm 673
    IG4 Ilford £4,030 sqm £5,120 sqm £5,660 sqm 119
    IG1 Ilford £4,020 sqm £4,740 sqm £5,340 sqm 605
    E9 London £6,340 sqm £7,910 sqm £9,540 sqm 457
    E8 London £7,540 sqm £8,670 sqm £9,880 sqm 630
    E7 London £4,770 sqm £5,790 sqm £6,870 sqm 522
    E6 London £4,500 sqm £5,160 sqm £5,660 sqm 692
    E5 London £6,470 sqm £7,510 sqm £8,860 sqm 709
    E4 London £5,040 sqm £5,760 sqm £6,540 sqm 1,132
    E3 London £5,770 sqm £6,710 sqm £7,870 sqm 1,062

    Raw data

    Our analysis of E11 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    Flat B 44, Preston Rd, £450,000
    Oct-2024
    		 66 6,818
    179, Twickenham Rd, £905,000
    Oct-2024
    		 132 6,856
    Flat 1 Iqra Court, 750a, High Rd Leytonstone, £230,000
    Oct-2024
    		 40 5,750

    See the entire list of all sales in E11 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.