Key indicators for buyers
The E10 market presents a mixed picture for buyers. Prices are rising at 6.0%, which may favour acting sooner rather than later. Affordability has improved from a peak of 16.2x in 2022 to 14.3x today. Rising rents (£1,748/mo, +2.1%) 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 Waltham Forest area
A home in Waltham Forest costs 14.3x the local median salary — very stretched, improving from a peak of 16.2x in 2022.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Waltham Forest area
Average monthly rent in Waltham Forest is £1,748, up 2.1% 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 Waltham Forest price of £595,944 with a 25% deposit (£149k), a 2-year fixed mortgage at 3.97% costs around £2,352 per month.
Monthly cost comparison based on current data
Uses E10 avg. price with Waltham Forest rental data
Monthly mortgage payments (£2,352) are £604 more than renting (£1,748). However, buying requires an upfront deposit of £149k — it would take around 15 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
1, BEACONSFIELD ROAD E10 5RD | Terraced | £750,000 | 28 Jan 2026 |
72, BELVEDERE ROAD E10 7NP | Terraced | £770,000 | 23 Jan 2026 |
12, CHESTERFIELD ROAD E10 6EW | Terraced | £740,000 | 20 Jan 2026 |
29, SEYMOUR ROAD, LEYTON E10 7LZ | Flat/Maisonette | £466,000 | 16 Jan 2026 |
70, BEVAN COURT, TALLACK ROAD E10 7FR | Flat/Maisonette | £420,000 | 15 Jan 2026 |
APARTMENT 22, ROOKERY COURT, 80, RUCKHOLT ROAD E10 5FA | Flat/Maisonette | £449,999 | 9 Jan 2026 |
54, ADELAIDE ROAD E10 5NW | Terraced |
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 E10 sold for £595,944 in 2026, with a median of £535,000 across 9 transactions. Prices rose 6.0% compared to the previous year.
| £840,000 |
| 9 Jan 2026 |
171, NEWPORT ROAD E10 6PF | Flat/Maisonette | £535,000 | 8 Jan 2026 |
FLAT 1, 11, HALFORD ROAD E10 6DR | Flat/Maisonette | £392,500 | 6 Jan 2026 |
19, TYNDALL ROAD, LEYTON E10 6QJ | Semi-detached | £625,000 | 22 Dec 2025 |
57, WEST END AVENUE E10 6DY | Terraced | £560,000 | 19 Dec 2025 |
13, TYNDALL ROAD, LEYTON E10 6QJ | Terraced | £500,000 | 19 Dec 2025 |
17, CARNARVON ROAD E10 6DW | Terraced | £297,000 | 19 Dec 2025 |
103, VICARAGE ROAD, LEYTON E10 5EQ | Terraced | £790,000 | 19 Dec 2025 |
50, COOPERS LANE E10 5DG | Terraced | £725,000 | 18 Dec 2025 |
282A, HIGH ROAD LEYTON E10 5PW | Terraced | £430,000 | 18 Dec 2025 |
FLAT 3, TARA HOUSE, 202, HIGH ROAD LEYTON E10 5PS | Flat/Maisonette | £280,000 | 18 Dec 2025 |
FLAT 2, ROSE COURT, 2, CAMPION ROAD E10 5GN | Flat/Maisonette | £300,000 | 17 Dec 2025 |
67A, CLAUDE ROAD E10 6NG | Flat/Maisonette | £507,000 | 17 Dec 2025 |
25, RUCKHOLT ROAD E10 5NS | Terraced | £655,000 | 16 Dec 2025 |
The most recent recorded sale in E10 was a terraced property on Beaconsfield Road for £750,000 in January 2026. Across the last 20 sales, the median price was £535,000.