Key indicators for buyers
The E5 market presents a mixed picture for buyers. Prices are rising at 3.9%, which may favour acting sooner rather than later. Affordability has improved from a peak of 17.6x in 2020 to 11.9x today. Rising rents (£2,589/mo, +2.9%) mean the cost of waiting is real.
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 Hackney area
A home in Hackney costs 11.9x the local median salary — very stretched, improving from a peak of 17.6x in 2020.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Hackney area
Average monthly rent in Hackney is £2,589, up 2.9% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Hackney price of £720,682 with a 25% deposit (£180k), a 2-year fixed mortgage at 3.97% costs around £2,844 per month.
Monthly cost comparison based on current data
Uses E5 avg. price with Hackney rental data
Monthly mortgage payments (£2,844) are £255 more than renting (£2,589). However, buying requires an upfront deposit of £180k — it would take around 10 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
12A, SACH ROAD E5 9LJ | Flat/Maisonette | £437,500 | 19 Jan 2026 |
FLAT 62, BIRCHINGTON HOUSE, PEMBURY ROAD E5 8LE | Flat/Maisonette | £480,000 | 16 Jan 2026 |
FLAT 3, 103, BLURTON ROAD E5 0NH | Flat/Maisonette | £565,000 | 16 Jan 2026 |
18, ALCESTER CRESCENT E5 9PX | Terraced | £1,080,000 | 15 Jan 2026 |
51, MAYOLA ROAD E5 0RE | Terraced | £1,665,000 | 12 Jan 2026 |
FLAT 1003, LANDMARK HEIGHTS, 172, DAUBENEY ROAD E5 0EN | Flat/Maisonette | £180,000 | 9 Jan 2026 |
FLAT 3, 9, CLAPTON SQUARE E5 8HP | Flat/Maisonette |
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 E5 sold for £720,682 in 2026, with a median of £565,000 across 11 transactions. Prices rose 3.9% compared to the previous year.
| £730,000 |
| 9 Jan 2026 |
FLAT 13, ANTONY HOUSE, PEMBURY PLACE E5 8GZ | Flat/Maisonette | £425,000 | 8 Jan 2026 |
93, MAYOLA ROAD E5 0RF | Terraced | £1,275,000 | 7 Jan 2026 |
2, CROMFORD PATH E5 0TG | Terraced | £640,000 | 6 Jan 2026 |
FLAT H, 61, KENNINGHALL ROAD E5 8BS | Flat/Maisonette | £450,000 | 6 Jan 2026 |
FIRST FLOOR FLAT, 154, DAUBENEY ROAD E5 0EQ | Flat/Maisonette | £675,000 | 23 Dec 2025 |
10A, THISTLEWAITE ROAD E5 0QQ | Flat/Maisonette | £360,000 | 19 Dec 2025 |
103, LOWER CLAPTON ROAD E5 0NP | Terraced | £395,000 | 19 Dec 2025 |
95A, DOWNS ROAD E5 8DS | Flat/Maisonette | £340,000 | 17 Dec 2025 |
95D, DOWNS ROAD E5 8DS | Flat/Maisonette | £340,000 | 17 Dec 2025 |
95C, DOWNS ROAD E5 8DS | Flat/Maisonette | £340,000 | 17 Dec 2025 |
FLAT 2, 86, REIGHTON ROAD E5 8SG | Flat/Maisonette | £875,000 | 12 Dec 2025 |
FLAT 33, PARADISE PARK, 142A, LEA BRIDGE ROAD E5 9UB | Flat/Maisonette | £325,000 | 12 Dec 2025 |
52, WEALD SQUARE E5 8SR | Flat/Maisonette | £475,000 | 12 Dec 2025 |
The most recent recorded sale in E5 was a flat/maisonette property on Sach Road for £437,500 in January 2026. Across the last 20 sales, the median price was £475,000.