E11 — London
Every number below comes from real recorded sales in E11 (London, Waltham Forest) — 25,173 sales over 32 years of market history across 8 areas.
In 1995 the middle of the E11 market was £58,000. The 2026 median: £495,000 — 8.5 times the starting point. 2000 was the year to be holding: the median rose +28.6% in twelve months. Anyone who bought just before 2009 learned about -7.3% the hard way.
Median sold price in E11
| Year | Median sold price | Sales |
|---|---|---|
| 1995 | £58,000 | 799 |
| 2000 | £106,125 | 1,116 |
| 2005 | £208,000 | 989 |
| 2010 | £247,750 | 532 |
| 2015 | £385,025 | 788 |
| 2020 | £485,000 | 493 |
| 2025 | £525,127 | 643 |
| 2026 | £495,000 | 120 |
The areas on the board
The board splits E11 into 8 areas, weighted by how much actually sells in each:
- London (E11 2) (23% of local sales) — busiest streets: New Wanstead, Cambridge Road, Hermon Hill
- London (E11 3) (23% of local sales) — busiest streets: Cann Hall Road, High Road Leytonstone, Belgrave Road
- London (E11 1) (22% of local sales) — busiest streets: Hainault Road, Victory Road, Wallwood Road
- London (E11 4) (21% of local sales) — busiest streets: Grove Green Road, High Road Leytonstone, Ashville Road
- Leytonstone (8% of local sales) — busiest streets: Forest Road, Mornington Road, Richmond Road
- Wanstead (4% of local sales) — busiest streets: Grosvenor Road, Warren Road, High Street
- Leyton (0% of local sales) — busiest streets: Twickenham Road, Claremont Road
- Snaresbrook (0% of local sales) — busiest streets: Malcolm Way
Now you've seen the history — play the E11 board and try to beat it.
Local business? Put your name on the E11 board — one sponsor per postcode.
Prices are medians of real Land Registry sales. Street lists show street names only — never individual addresses. New to the game? Start with how to play.