Aug 09, 2022 by HM

House prices in Wanstead (E11 2)

This article reveals price per square foot data and various charts to help you understand current housing market in Wanstead (E11 2).

Price per square foot

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

£ per sqft = price ÷ internal area
E.g. 9, The Hollies, Wanstead, London, sold for £490,000 on May-2022. Given the internal area of 925 square feet, the price per sqft is £529.

England & Wales are officially metric, government policy dating back to 1965. Unless you still think in yards, feet and inches please convert this page to square metres!

The chart below is called a histogram, it helps you see the distribution of this house price per sqft data. To make this chart we put the sales data into a series of £ per sqft 'buckets' (e.g. £706-£743, £743-£780, £780-£817 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 280 sales in Wanstead (E11 2) that took place in the last two years.

Distribution of £ per sqft for Wanstead (E11 2)
Distribution of £ per sqft house prices in Wanstead

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.

That said, the spread of prices will give you a feel of the typical range to expect in Wanstead (E11 2). Of the 280 transactions, half were sold for between £563 and £759 per square foot. Notably, only 25% of properties that sold recently were valued at more than £759 per square foot. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

For the average, we calculate the 'median' or middle price. The median price per square foot in 'E11 2' is £664. The table below shows how 'E11 2' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
E11 2 Wanstead £563 sqft £664 sqft £759 sqft
E11 3 Leytonstone £520 sqft £589 sqft £668 sqft
E11 1 Leytonstone £506 sqft £580 sqft £664 sqft
E11 4 Leytonstone £513 sqft £603 sqft £684 sqft

Will Wanstead house prices drop in 2022?

We cannot tell the future and don't believe anyone who says they can. We can however plot price trends - we have done this in the scatter plot below for E11 2 (Wanstead). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for E11 2 and the blue dots are the individual property sales that inform this trend.

Price per square foot in Wanstead (E11 2) over time
House price trends for Wanstead

Click on any blue dot to see details of specific sales

Disclaimer: The data provided throughout this website about Wanstead and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information. Furthermore, we cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - we do not verify the accuracy of the Wanstead data or any other data we are given.

Street level data

Street Avg size Avg £/ft2 Recent sales
Cambridge Road, Wanstead, E11 2P 775 sqft £467 22
Cowley Road, Wanstead, E11 2H 882 sqft £794 22
Halstead Road, Wanstead, E11 2A 914 sqft £790 20
Hermon Hill, Wanstead, E11 2A 645 sqft £691 18
Grosvenor Road, Wanstead, E11 2E 775 sqft £684 18
Wellesley Road, Wanstead, E11 2H 1,001 sqft £738 16
Cambridge Park, Wanstead, E11 2U 505 sqft £423 14
Gardner Close, Wanstead, E11 2H 807 sqft £452 13

Search for your street here.

Raw data

Our analysis of Wanstead 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 sq feet £/ft2
9, The Hollies, Wanstead, London £490,000
925 529
Flat A 29, Leicester Rd, Wanstead, London £530,000
839 631
15, Camden Rd, Wanstead, London £565,001
871 647

See the entire list of all sales in Wanstead (E11 2) here.


HouseMetric is a hobby, created out of a desire to see data and analysis not present on any free to use website. It is still a work in progress and I'll add more stuff in the near future.