House prices in East Midlands
Price per square metre data and charts to help you understand the housing market in East Midlands - stats were last calculated on 01 November 2026.
Defining 'East Midlands'
This boundary is taken directly from the Office of National Statistics area called East Midlands. It is shown in red on the map below.
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Price per square metre
Knowing the average house price in East Midlands 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 September 2026, 15, Gregory Road, East Midlands, CV13 0ET sold for £340,000. Given the internal area of 127 square metres recorded on the EPC, the price per sqm is £340,000 ÷ 127 sqm = £2,677.
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 East Midlands 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 East Midlands
Tip: click on the legend labels to show/hide different property types.
The chart above is called a histogram, it helps you see the distribution of house price per sqm in East Midlands To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £2,733 to £2,897, £2,897 to £3,060, £3,060 to £3,223 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 56,111 sales that took place in East Midlands in the last 12 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 East Midlands. Notably, only 25% of properties that sold recently were valued at more than £3,330 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of East Midlands homes.
Box plot of £ per sqm for East Midlands
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. East Midlands. The chart above shows a boxplot for 'East Midlands' broken down by property type (Flats, Semi-detached, Detached and Terraced). Almost everywhere houses command higher prices per square metre than flats, and detached houses most of all.
Box plot of £ per sqm for East Midlands (New vs Old)
The box plot above for the East Midlands region, is split by newbuild/existing as well as by houses/flats. It is interesting to see that the new-build premium for houses is 9.6%. Whereas the new-build premium for flats is 58.7%. This makes sense if you consider that older houses have more scope for extensions than new build houses. New build houses built to the maximum size a plot can take, tend to have smaller gardens. Flats are a different story, scope for extension doesn't play a role and interior standards matter more.
Does £ per sqm vary by property size and type?
A common question is whether price per sqm varies by property size and type. In other words can we fairly compare the price per sqm between two properties of different sizes? The charts below go some way to answering this question in the context of East Midlands. TLDR; there is some effect, but after you control for property type the effect is less than you might expect.
The first chart shows the distribution of price per sqm by property size. This shows that as the size of properties increase, there is not a significant corresponding change in £ per sqm. The second chart shows the same distribution split by property type. Custom charts are available with a paid plan.
Density distribution
Price per square metre distribution by property size
Shows the distribution of property prices per square metre in East Midlands.
Distribution by property type
Price per square metre distribution by size and property type
Shows the distribution of different property types in East Midlands.
Property price map for East Midlands
Have a look at the interactive price map. Use it to explore house prices in 'East Midlands' all the way down to individual property plots.
Will East Midlands house prices go up in 2027?
House prices in East Midlands grew 0.5% in the last year, -2.6% after inflation. Whether or not this trend will continue depends on many factors. Nobody can tell what East Midlands house prices will do in the future, but we can plot the price trends. The chart below plots price trends for East Midlands, split by property type. You can extrapolate from this based on your own views on the future of wage growth, net migration, interest rates and the level of house building around East Midlands.
House price index for East Midlands
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 'East Midlands' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in East Midlands and is set to 100 in 2004. The chart compares trends for Flats vs Houses in East Midlands. You can see how different they are. Keep this in mind when you see any price index that doesn't provide this breakdown.
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) – 1In 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 East Midlands
| All | Flats | Houses | ||||
|---|---|---|---|---|---|---|
| Nominal | Real | Nominal | Real | Nominal | Real | |
| 20 yr per annum | 2.7% | -0.1% | 1.2% | -1.6% | 2.8% | -0.0% |
| 20 yr total | 70.1% | -2.4% | 27.0% | -27.1% | 73.9% | -0.2% |
| 10 yr per annum | 3.7% | 0.3% | 1.8% | -1.5% | 3.8% | 0.4% |
| 10 yr total | 43.9% | 3.1% | 19.9% | -14.1% | 45.9% | 4.5% |
| 5 yr per annum | 2.4% | -2.4% | 0.7% | -4.0% | 2.5% | -2.3% |
| 5 yr total | 12.7% | -11.7% | 3.7% | -18.7% | 13.4% | -11.1% |
| 1 yr per annum | 0.5% | -2.6% | -1.3% | -4.3% | 0.6% | -2.5% |
| 1 yr total | 0.5% | -2.6% | -1.3% | -4.3% | 0.6% | -2.5% |
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, Houses have seen a -0.0% annual change when adjusted for inflation. This translates to a total change of -0.2% in real terms.
- Over the past 5 years, Houses have seen a -2.3% annual change when adjusted for inflation. This translates to a total change of -11.1% in real terms.
Snakes & Ladders
See the recent winners & losers in the East Midlands property market. This is not deep analysis - it is a nosy, tabloid-style peek at the local property market.
Transaction volumes
Property transaction volumes in the UK follow a cyclical pattern. In addition to seasonal trends that occur annually, transaction volumes fluctuate with changes in house prices. When prices are rising, transactions typically increase, whereas falling prices tend to result in fewer sales, with only motivated sellers (e.g., due to death or divorce) entering the market. Exceptions to this trend often occur when changes to Stamp Duty drive a temporary surge in transactions.
Number of properties sold in East Midlands
The chart above shows the number of properties sold each month in East Midlands as reported by Land Registry. Key events highlighted include the Northern Rock bank run at the start of the 2007/8 Financial Crisis, the introduction of additional Stamp Duty on second homes in April 2016, the COVID-19 lockdowns and subsequent Stamp Duty holiday, and the 2023 interest rate rises. It's important to note that Land Registry reporting is lagged, particularly affecting new build sales, so treat the last year of sales volume data with caution. Based on historical reporting lags, the yellow bars are a rough forecast of sales volumes for East Midlands.
East Midlands's constituents
The analysis on this page encompasses the entirety of East Midlands. If you want more granular analysis on different parts of East Midlands, use these links.
| Local authority | Lower quartile | Median | Upper quartile | Sales in last 1yr |
|---|---|---|---|---|
| Amber Valley | £2,070 sqm | £2,710 sqm | £3,290 sqm | 1,631 |
| Ashfield | £1,780 sqm | £2,320 sqm | £2,820 sqm | 1,482 |
| Bassetlaw | £1,830 sqm | £2,300 sqm | £2,730 sqm | 1,440 |
| Blaby | £2,780 sqm | £3,190 sqm | £3,640 sqm | 1,182 |
| Bolsover | £1,660 sqm | £2,260 sqm | £2,750 sqm | 1,044 |
| Boston | £1,690 sqm | £2,090 sqm | £2,460 sqm | 770 |
| Broxtowe | £2,380 sqm | £2,930 sqm | £3,420 sqm | 1,356 |
| Charnwood | £2,670 sqm | £3,190 sqm | £3,640 sqm | 2,147 |
| Chesterfield | £1,890 sqm | £2,410 sqm | £2,980 sqm | 1,335 |
| Derby | £2,110 sqm | £2,690 sqm | £3,220 sqm | 2,782 |
| Derbyshire Dales | £2,680 sqm | £3,260 sqm | £3,840 sqm | 895 |
| East Lindsey | £1,910 sqm | £2,370 sqm | £2,830 sqm | 1,748 |
| Erewash | £2,140 sqm | £2,650 sqm | £3,160 sqm | 1,423 |
| Gedling | £2,390 sqm | £2,840 sqm | £3,300 sqm | 1,436 |
| Harborough | £2,910 sqm | £3,420 sqm | £3,850 sqm | 1,291 |
| High Peak | £2,500 sqm | £3,070 sqm | £3,640 sqm | 1,114 |
| Hinckley and Bosworth | £2,530 sqm | £3,000 sqm | £3,460 sqm | 1,532 |
| Leicester | £2,240 sqm | £2,800 sqm | £3,340 sqm | 2,216 |
| Lincoln | £1,930 sqm | £2,440 sqm | £2,870 sqm | 1,173 |
| Mansfield | £1,630 sqm | £2,160 sqm | £2,680 sqm | 1,242 |
| Melton | £2,480 sqm | £2,890 sqm | £3,300 sqm | 683 |
| Newark and Sherwood | £2,070 sqm | £2,540 sqm | £3,010 sqm | 1,550 |
| North East Derbyshire | £2,220 sqm | £2,740 sqm | £3,350 sqm | 1,160 |
| North Kesteven | £2,300 sqm | £2,690 sqm | £3,040 sqm | 1,609 |
| North Northamptonshire | £2,400 sqm | £2,870 sqm | £3,330 sqm | 4,320 |
| North West Leicestershire | £2,410 sqm | £2,910 sqm | £3,290 sqm | 1,461 |
| Nottingham | £1,980 sqm | £2,430 sqm | £2,950 sqm | 2,733 |
| Oadby and Wigston | £2,770 sqm | £3,210 sqm | £3,680 sqm | 551 |
| Rushcliffe | £2,930 sqm | £3,440 sqm | £3,960 sqm | 1,556 |
| Rutland | £2,810 sqm | £3,240 sqm | £3,760 sqm | 489 |
| South Derbyshire | £2,430 sqm | £2,890 sqm | £3,300 sqm | 1,484 |
| South Holland | £2,020 sqm | £2,400 sqm | £2,750 sqm | 1,221 |
| South Kesteven | £2,380 sqm | £2,840 sqm | £3,270 sqm | 1,773 |
| West Lindsey | £1,740 sqm | £2,350 sqm | £2,820 sqm | 1,275 |
| West Northamptonshire | £2,670 sqm | £3,290 sqm | £3,840 sqm | 5,007 |
Nearby geographies
The table below shows how 'East Midlands' compares to the other regions.
| Region | Lower quartile | Median | Upper quartile | Sales in last 1yr |
|---|---|---|---|---|
| North East | £1,290 sqm | £1,910 sqm | £2,500 sqm | 31,657 |
| North West | £1,900 sqm | £2,590 sqm | £3,280 sqm | 83,882 |
| South East | £3,500 sqm | £4,290 sqm | £5,170 sqm | 102,430 |
| Wales | £1,830 sqm | £2,470 sqm | £3,120 sqm | 33,347 |
| London | £5,110 sqm | £6,220 sqm | £7,840 sqm | 65,805 |
| South West | £2,890 sqm | £3,540 sqm | £4,230 sqm | 68,905 |
| West Midlands | £2,320 sqm | £2,940 sqm | £3,550 sqm | 57,998 |
| East of England | £3,060 sqm | £3,830 sqm | £4,760 sqm | 69,827 |
| East Midlands | £2,230 sqm | £2,780 sqm | £3,330 sqm | 56,111 |
| Yorkshire and The Humber | £1,860 sqm | £2,480 sqm | £3,150 sqm | 62,378 |
Raw data
Our analysis of East Midlands 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 |
|---|---|---|---|
| 15, Gregory Rd, | £340,000
Sep-2026
|
127 | 2,677 |
| 53, Newbold Rd, | £145,000
Sep-2026
|
76 | 1,907 |
| 3 Council Houses, Church Rd, | £347,000
Sep-2026
|
82 | 4,231 |
Search the raw data here.
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