At a Glance
Average Property Price - E11
£655,878
92
National percentile
Average Monthly Rent - E
£2,113
93
National percentile
Average Net Household Income - E11
£52,424
93
National percentile
Flat / Maisonette Yield - E
4.8%
14
National percentile
10-Year Annualised Price Growth - E11
3.9%
62
National percentile
10-Year Annualised Rent Growth - E
3.3%
19
National percentile
Street Rankings — E11
Top 5 streets in E11 ranked by 3-year average sale price.
| # | Street | 3Y Avg |
|---|---|---|
| 1 | Draycot Road | £1,897,500 |
| 2 | The Warren Drive | £1,913,750 |
| 3 | Felstead Road | £1,862,500 |
| 4 | The Green | £1,842,500 |
| 5 | The Avenue | £1,627,400 |
Highest Monthly Sales — E11
The highest-value transaction recorded in E11 for each of the last 5 months.
Property Price & Volume Trends
The average property price of £656,000 places E11 among the most expensive districts nationally. Over the past decade, prices have grown at 3.9% annually—broadly in line with the national average. Transaction activity has eased slightly, with 512 sales in the latest year compared to a 10-year average of 571, suggesting a moderately active but not exceptionally busy market.
Rent & Yield Trends
Average monthly rent of £2,113 is among the highest nationally. Rental growth over the past decade has been modest at 3.3% annually, below the national pace, indicating rents have not kept up with broader market trends. The flat yield has improved materially to 4.8% from a 10-year average of 4.0%, suggesting better value for rental investors in the current market.
Income & Affordability Trends
Average household income of £52,424 sits well above the national median, placing E11 in the upper income bracket nationally. The price-to-income ratio of 12.1x has improved since 2016 (when it stood at 12.6x), indicating modest gains in purchase affordability relative to local earnings. Rental affordability has also improved noticeably; the rent-to-income ratio has fallen from 49.7% in 2016 to 46.2% today, reflecting stronger wage growth relative to rents.
Resident Demographic Profile
E11 skews notably towards families and working-age professionals. The 35–49 age group is significantly overrepresented at 25.3% versus the national average of 18.7%, while those aged 65+ are substantially underrepresented at 11.2% against 19.6% nationally. The neighbourhood is heavily tenure-diverse: private rented housing at 31.4% is well above the national 21.7%, while outright ownership at 21.2% is notably below the 33.7% average. Employment is dominated by professionals at 25.6%—a marked difference from the national 20.5%—reflecting the area's appeal to London's professional workforce.