Key indicators for buyers
The E11 market is moderately favourable for buyers. Prices have softened (-14.3%), which could present a buying opportunity. 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 £551,063 with a 25% deposit (£138k), a 2-year fixed mortgage at 3.97% costs around £2,175 per month.
Monthly cost comparison based on current data
Uses E11 avg. price with Waltham Forest rental data
Monthly mortgage payments (£2,175) are £427 more than renting (£1,748). However, buying requires an upfront deposit of £138k — it would take around 13 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
25, FERNDALE ROAD E11 3DW | Terraced | £695,000 | 21 Jan 2026 |
FLAT 2, 1, CHICHESTER ROAD E11 3LH | Flat/Maisonette | £400,000 | 16 Jan 2026 |
69, GORDON ROAD, WANSTEAD E11 2RA | Terraced | £1,101,000 | 14 Jan 2026 |
117B, MONTAGUE ROAD E11 3EW | Flat/Maisonette | £360,000 | 13 Jan 2026 |
20, RANELAGH ROAD E11 3JP | Terraced | £620,000 | 13 Jan 2026 |
FLAT 2, ALDHAM HALL, NEW WANSTEAD E11 2SQ | Flat/Maisonette | £415,000 | 13 Jan 2026 |
FLAT A, 48, QUEENS ROAD, LEYTONSTONE E11 1BB | 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 E11 sold for £551,063 in 2026, with a median of £415,000 across 11 transactions. Prices fell 14.3% compared to the previous year.
| £375,000 |
| 9 Jan 2026 |
FLAT 38, MARNIE COURT, 675, HIGH ROAD LEYTONSTONE E11 4RB | Flat/Maisonette | £160,000 | 9 Jan 2026 |
FLAT A, 313, CANN HALL ROAD E11 3NL | Flat/Maisonette | £310,000 | 5 Jan 2026 |
3, LAYBROOK LODGE, 63, SNARESBROOK ROAD E11 1SR | Flat/Maisonette | £900,695 | 5 Jan 2026 |
2, TREETOPS APARTMENTS, 49, LEICESTER ROAD E11 2DW | Flat/Maisonette | £725,000 | 5 Jan 2026 |
51, ELMCROFT AVENUE E11 2BN | Terraced | £810,000 | 22 Dec 2025 |
1, COLVILLE ROAD E11 4EQ | Terraced | £585,000 | 22 Dec 2025 |
40, CHELMSFORD ROAD, LEYTONSTONE E11 1BS | Terraced | £920,000 | 19 Dec 2025 |
63, HIGH STREET, WANSTEAD E11 2AE | Other | £10,000 | 19 Dec 2025 |
65, FERNDALE ROAD E11 3DW | Terraced | £710,000 | 19 Dec 2025 |
67D, WALLWOOD ROAD E11 1AY | Flat/Maisonette | £500,000 | 19 Dec 2025 |
35, FLADGATE ROAD E11 1LX | Semi-detached | £715,000 | 19 Dec 2025 |
FLAT 4, MARRYATTS LODGE, THE FOREST E11 1PJ | Flat/Maisonette | £449,000 | 19 Dec 2025 |
85, FRITH ROAD E11 4EX | Terraced | £843,500 | 18 Dec 2025 |
The most recent recorded sale in E11 was a terraced property on Ferndale Road for £695,000 in January 2026. Across the last 20 sales, the median price was £620,000.