At a Glance
Average Property Price - L11
£163,588
5
National percentile
Average Monthly Rent - L
£863
29
National percentile
Average Net Household Income - L11
£32,142
15
National percentile
Flat / Maisonette Yield - L
5.7%
51
National percentile
10-Year Annualised Price Growth - L11
4.5%
81
National percentile
10-Year Annualised Rent Growth - L
4.1%
61
National percentile
Property Price & Volume Trends
Properties in L11 are among the cheapest nationally, with an average price of £164,000. The area has experienced above-average growth over the past decade, with prices rising at 4.5% annually—a pace that outpaces most UK regions. Transaction activity has declined from its 10-year average, with 146 sales in the latest full year compared to a typical 203 annually.
Rent & Yield Trends
Average monthly rents stand at £863, below the national median. Rental growth has been moderate at 4.1% annually over the past decade, in line with the national trend. The current flat yield of 5.7% exceeds the 10-year average of 5.0%, reflecting an improving return for buy-to-let investors in recent years.
Income & Affordability Trends
Average household income of £32,142 is well below the national average, placing the area among the lower-income neighbourhoods nationally. The price-to-income ratio of 4.5x has remained stable since 2016, meaning affordability for owner-occupiers has neither improved nor deteriorated. Rental affordability has marginally improved, with the rent-to-income ratio easing from 25% to 24.9% over the same period.
Resident Demographic Profile
The area has a notably higher proportion of children under 15 (23%, against 17.5% nationally) and of working-age adults in caring roles (13.7%, compared to 9.2% nationally), reflecting its appeal to families. Social rented housing dominates the tenure mix at 39% of all properties—far above the national norm of 16.5%—while outright ownership is markedly lower at 21%. Elementary occupations are significantly overrepresented at 16%, and managers are underrepresented at 8%, indicating a lower-skilled workforce profile overall.