At a Glance
Average Property Price - E9
£640,625
91
National percentile
Average Monthly Rent - E
£2,113
93
National percentile
Average Net Household Income - E9
£47,397
82
National percentile
Flat / Maisonette Yield - E
4.8%
14
National percentile
10-Year Annualised Price Growth - E9
2.5%
17
National percentile
10-Year Annualised Rent Growth - E
3.3%
19
National percentile
Property Price & Volume Trends
The average property price in E9 stands at £641,000, placing it among the most expensive nationally. However, 10-year annualised growth of 2.5% has been notably sluggish compared to the wider market. Transaction activity has softened, with 245 sales in the latest year against a 10-year average of 305.
Rent & Yield Trends
Average monthly rent across the broader E postcode area is £2,113, among the highest nationally. Rent growth over the past decade has averaged 3.3% annually, below the national rate of expansion. The flat yield currently stands at 4.8%, an improvement from the 10-year average of 4.0%, indicating strengthening investor returns.
Income & Affordability Trends
Household incomes average £47,397, well above the national median and placing the area in the upper income bracket. The price-to-income ratio of 14.5x has improved modestly since 2016 (14.9x), suggesting modest gains in purchase affordability. Rental affordability has strengthened noticeably: the rent-to-income ratio has fallen from 49.7% in 2016 to 46.2% today.
Resident Demographic Profile
E9 has a notably young demographic profile, with 25–34-year-olds comprising over a quarter of residents compared to 13.4% nationally, and those aged 65+ representing only 7.6% against 19.6% nationally. Housing tenure is highly distinctive: social rented accommodation accounts for 46.6% of homes against a national 16.5%, while outright ownership is unusually low at 7.9% versus 33.7% nationally. The employment mix skews strongly towards professional and technical roles, which together represent 48.7% of workers compared to 33.7% nationally; trades employment is correspondingly suppressed at 4.9% against 10.5% nationally.