House prices in E17 6 (Blackhorse Road)

This article reveals price per square metre data and various charts to help you understand current housing market in 'E17 6' (Blackhorse Road, London) - statistics were last calculated on 30 August 2024.

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Defining 'E17 6'

This analysis is limited to properties whose postcode starts with "E17 6", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Blackhorse Road.

You can click on the map to change sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Blackhorse Road 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

E.g. Flat 8 2, Collendale Road, Blackhorse Road, London, sold for £385,000 on Jul-2024. Given the internal area of 52 square metres, the price per sqm is £7,403.

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 ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £6,600-£7,000, £7,000-£7,400, £7,400-£7,800 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 254 sales in Blackhorse Road (E17 6) that took place in the last two years.

Generate a custom chart 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 Blackhorse Road (E17 6). Of the 254 transactions, half were sold for between £6,570 and £8,030 per square metre. The median, or 'middle', price per square metre in 'E17 6' is £7,230. Notably, only 25% of properties that sold recently were valued at more than £8,030 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Blackhorse Road, London

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring London. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Blackhorse Road, London

Comparison with neighbouring postcode sectors

The table below shows how 'E17 6' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
E17 3 Wood Street	£5,820 sqm	£6,900 sqm	£7,950 sqm
E17 4 Walthamstow Central	£5,840 sqm	£6,810 sqm	£7,610 sqm
E17 6 Blackhorse Road	£6,570 sqm	£7,230 sqm	£8,030 sqm
E17 5 Walthamstow Central	£6,190 sqm	£7,160 sqm	£7,830 sqm
E17 8 Walthamstow Queens Road	£6,520 sqm	£7,380 sqm	£8,200 sqm
E17 9 Walthamstow Central	£7,050 sqm	£8,010 sqm	£9,010 sqm
E17 7 St James Street	£6,900 sqm	£7,700 sqm	£8,810 sqm

Will London house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for E17 6 (Blackhorse Road) compared with both the wider area E17 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

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.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for London to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about London 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.

Street level data

Street	Avg size	Avg £sqm	Recent sales
Hoffmans Road, Blackhorse Road, E17 6Z	72 sqm	£6,823	19
Century Road, Blackhorse Road, E17 6J	77 sqm	£8,313	17
Thomas Jacomb Place, Blackhorse Road, E17 6G	54 sqm	£6,798	17
Gainsford Road, Blackhorse Road, E17 6Z	39 sqm	£7,542	16
Chamberlain Place, Blackhorse Road, E17 6A	45 sqm	£6,465	16
Green Pond Close, Blackhorse Road, E17 6E	45 sqm	£6,241	15
Gloucester Road, Blackhorse Road, E17 6A	86 sqm	£7,357	15
Chatham Road, Blackhorse Road, E17 6E	79 sqm	£7,743	14

Search for your street here.

New build activity

Street	Avg size	Avg £sqm	New build sales
Champness Close, Blackhorse Road, E17 6Z	70 sqm	£6,445	17

Champness Close, Blackhorse Road, E17 6Z has seen 17 new build sales in the last 4 years (average price £445,706). These new build homes typically have an internal area of 70 sqm, with an average price of £6,445 sqm. This £sqm average is £-785 below the average for E17 6. New builds typically command a £ per sqm premium. In the case of Champness Close the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

Raw data

Our analysis of Blackhorse Road 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 8 2, Collendale Rd, Blackhorse Road, London	£385,000 Jul-2024	52	7,403
Flat 27 47, Gainsford Rd, Blackhorse Road, London	£290,000 Jul-2024	39	7,435
Flat 10 47, Gainsford Rd, Blackhorse Road, London	£303,435 Jul-2024	38	7,985

See the entire list of all sales in Blackhorse Road (E17 6) here.