Key indicators for buyers
The EC2Y market is moderately favourable for buyers. Prices have softened (-29.9%), which could present a buying opportunity. Affordability has improved from a peak of 15.3x in 2015 to 11.1x today.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider City of London area
A home in City of London costs 11.1x the local median salary — very stretched, improving from a peak of 15.3x in 2015.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average City of London price of £700,500 with a 25% deposit (£175k), a 2-year fixed mortgage at 3.97% costs around £2,764 per month.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 312, BEN JONSON HOUSE, BARBICAN EC2Y 8NQ | Flat/Maisonette | £736,000 | 15 Jan 2026 |
APARTMENT 9, ROMAN HOUSE, WOOD STREET EC2Y 5AG | Flat/Maisonette | £665,000 | 7 Jan 2026 |
FLAT 554, BEN JONSON HOUSE, BARBICAN EC2Y 8NH | Flat/Maisonette | £955,000 | 19 Dec 2025 |
FLAT 91, SPEED HOUSE, BARBICAN EC2Y 8AU | Flat/Maisonette | £820,000 | 17 Dec 2025 |
801, FROBISHER CRESCENT EC2Y 8HD | Flat/Maisonette | £2,150,000 | 11 Dec 2025 |
FLAT 12, THE COBALT BUILDING, 10 - 15, BRIDGEWATER SQUARE EC2Y 8AH | Flat/Maisonette | £565,000 | 10 Dec 2025 |
FLAT 409, SEDDON HOUSE, BARBICAN |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in EC2Y sold for £700,500 in 2026, with a median of £700,500 across 2 transactions. Prices fell 29.9% compared to the previous year.
| Flat/Maisonette |
| £975,000 |
| 9 Dec 2025 |
FLAT 316, BEN JONSON HOUSE, BARBICAN EC2Y 8NQ | Flat/Maisonette | £745,000 | 9 Dec 2025 |
FLAT 301, GILBERT HOUSE, BARBICAN EC2Y 8BD | Flat/Maisonette | £865,000 | 28 Nov 2025 |
FLAT 301, WILLOUGHBY HOUSE, BARBICAN EC2Y 8BL | Flat/Maisonette | £1,040,000 | 26 Nov 2025 |
FLAT 31, TUDOR ROSE COURT, 35, FANN STREET EC2Y 8DY | Flat/Maisonette | £415,000 | 17 Nov 2025 |
FLAT 172, CROMWELL TOWER, BARBICAN EC2Y 8DD | Flat/Maisonette | £1,600,000 | 11 Nov 2025 |
FLAT 98, ANDREWES HOUSE, BARBICAN EC2Y 8AY | Flat/Maisonette | £725,000 | 31 Oct 2025 |
FLAT 363, BEN JONSON HOUSE, BARBICAN EC2Y 8NQ | Flat/Maisonette | £520,000 | 31 Oct 2025 |
FLAT 214, GILBERT HOUSE, BARBICAN EC2Y 8BD | Flat/Maisonette | £975,000 | 23 Sept 2025 |
APARTMENT 35, ROMAN HOUSE, WOOD STREET EC2Y 5AG | Flat/Maisonette | £820,000 | 12 Sept 2025 |
FLAT 23, SPEED HOUSE, BARBICAN EC2Y 8AT | Flat/Maisonette | £975,000 | 10 Sept 2025 |
FLAT 56, SPEED HOUSE, BARBICAN EC2Y 8AT | Flat/Maisonette | £910,000 | 8 Sept 2025 |
FLAT 52, BLAKE TOWER, 2, FANN STREET EC2Y 8AF | Flat/Maisonette | £630,000 | 29 Aug 2025 |
FLAT 23, ANDREWES HOUSE, BARBICAN EC2Y 8AX | Flat/Maisonette | £700,000 | 26 Aug 2025 |
The most recent recorded sale in EC2Y was a flat/maisonette property on Barbican for £736,000 in January 2026. Across the last 20 sales, the median price was £820,000.