House prices in E2 (Bethnal Green)

Price per square metre data and charts to help you understand the housing market in E2 - stats were last calculated on 02 July 2026.

Defining 'E2'

This analysis is limited to properties whose postcode starts with "E2", this is also called the postcode district. There are no official postcode district names so I've just labelled it E2, Bethnal Green. 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 E2 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 May 2026, 26, Mansford Street, Bethnal Green, E2 7AJ sold for £525,000. Given the internal area of 85 square metres recorded on the EPC, the price per sqm is £525,000 ÷ 85 sqm = £6,176.

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 ;-). You can change your prefered units from square meters to square feet for all the graphs and charts on E2 and elsewhere. Just visit the My Account page and look for the m2 to ft2 toggle switch. Alternatively just multiply everything by 10, move a decimal place to go from sqm to sqft and you'll be close enough as 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in E2

The chart above is called a histogram, it helps you see the distribution of house price per sqm in E2 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £7,688 to £8,113, £8,113 to £8,537, £8,537 to £8,962 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 768 sales that took place in E2, 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 E2, Bethnal Green. Notably, only 25% of properties that sold recently were valued at more than £9,250 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of E2 homes.

Box plot of £ per sqm for E2

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. Bethnal Green. The chart above shows a boxplot for 'E2' 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 'E2' is £8,090.
  • 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 768 transactions in E2, Bethnal Green half were sold for between £6,850 and £9,250 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; 768 for E2, Bethnal Green.

    • Property price map for Bethnal Green

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

    House price heatmap showing property values across Bethnal Green 🔍 Explore map ›

    Will E2 house prices drop in 2025?

    House prices in E2 fell -6.2% in the last year, -9.1% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in E2 (Bethnal Green) compared with the wider postcode area 'E'.You can extrapolate from this based on your own views.

    House price index for E2

    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 'E2' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in E2 and is set to 100 in 2004. The chart compares trends for E2, Bethnal Green 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 Tower Hamlets 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 E2
    E area E2 district
    Nominal Real Nominal Real
    20 yr per annum 3.9% 1.1% 3.7% 0.9%
    20 yr total 116.4% 24.2% 106.7% 18.6%
    10 yr per annum 1.2% -2.1% -0.0% -3.3%
    10 yr total 13.1% -19.0% -0.2% -28.5%
    5 yr per annum 1.0% -3.8% -0.0% -4.8%
    5 yr total 5.2% -17.5% -0.2% -21.8%
    1 yr per annum -1.2% -4.3% -6.2% -9.1%
    1 yr total -1.2% -4.3% -6.2% -9.1%

    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, E2 district have seen a 0.9% annual change when adjusted for inflation. This translates to a total change of 18.6% in real terms.
    • Over the past 5 years, E2 district have seen a -4.8% annual change when adjusted for inflation. This translates to a total change of -21.8% in real terms.

    Most recent E2 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

    Snakes & Ladders

    See the recent winners & losers in the E2 property market. This is not deep analysis - it is a nosy, tabloid-style peek at the local property market.

    Explore E2 winners & losers
    Listing photo for 23 Baxendale Street
    Snake
    23 Baxendale Street
    E2 7BY
    -6.3%
    annualised change
    Listing photo for 7 Timber Wharf, 240 Kingsland Road
    Ladder
    7 Timber Wharf, 240 Kingsland Road
    E2 8AT
    +19.2%
    annualised change

    Street level data

    Street Avg size Avg £sqm Recent sales
    Glasshouse Gardens, , E20 1H 64 sqm £9,141 43
    Palmers Road, , E2 0F 68 sqm £7,471 37
    Weymouth Terrace, , E2 8L 76 sqm £6,356 26
    Wilmot Street, , E2 0B 49 sqm £8,738 26
    Wharf Place, , E2 9B 57 sqm £9,905 20
    Old Ford Road, , E2 9P 83 sqm £10,032 18
    Pritchards Road, , E2 9B 59 sqm £8,694 18
    Old Bethnal Green Road, , E2 6A 64 sqm £8,614 17

    Search for your street here.

    E2's constituents

    The analysis on this page encompasses the entirety of E2. If you want more granular analysis on different parts of E2, use these links.

    Postcode sector Lower quartile Median Upper quartile Sales in last 2yr
    E2 0 Bethnal Green £6,250 sqm £7,600 sqm £8,450 sqm 181
    E2 6 Bethnal Green Rail £7,160 sqm £8,190 sqm £9,090 sqm 141
    E2 7 Hoxton £6,950 sqm £8,130 sqm £9,660 sqm 153
    E2 8 Hoxton £6,900 sqm £8,300 sqm £9,570 sqm 156
    E2 9 Cambridge Heath £7,290 sqm £8,610 sqm £9,770 sqm 137

    Nearby geographies

    The table below shows how 'E2' compares to the other postcode districts nearby 'E2'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    N1 Islington £8,360 sqm £9,920 sqm £11,840 sqm 1,952
    EC2M London £9,970 sqm £9,970 sqm £9,970 sqm 11
    EC2A Hackney £9,880 sqm £10,770 sqm £11,820 sqm 69
    EC1V Islington £9,120 sqm £10,620 sqm £12,600 sqm 370
    E9 Homerton £6,470 sqm £7,720 sqm £9,290 sqm 578
    E8 Great North Road £7,520 sqm £8,630 sqm £9,820 sqm 804
    E7 Forest Gate £4,710 sqm £5,770 sqm £7,040 sqm 621
    E6 East Ham £4,390 sqm £5,000 sqm £5,630 sqm 809
    E5 Lower Clapton £6,530 sqm £7,690 sqm £9,130 sqm 771
    E4 Chingford £5,100 sqm £5,840 sqm £6,610 sqm 1,376

    Raw data

    Our analysis of E2 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
    26, Mansford St, £525,000
    May-2026
    		 85 6,176
    22, Old Market Square, £560,000
    May-2026
    		 75 7,466
    Flat 10 Astra Apartments, 250, Globe Rd, £300,000
    May-2026
    		 40 7,500

    See the entire list of all sales in E2 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.