At a Glance
Average Property Price - M11
£185,058
9
National percentile
Average Monthly Rent - M
£1,211
64
National percentile
Average Net Household Income - M11
£29,070
6
National percentile
Flat / Maisonette Yield - M
5.8%
64
National percentile
10-Year Annualised Price Growth - M11
3.8%
60
National percentile
10-Year Annualised Rent Growth - M
5.5%
98
National percentile
Property Price & Volume Trends
The average property price in M11 is £185,000, placing it among the cheapest in the UK. Over the past decade, prices have grown at 3.8% annually, which is close to the national average. Transaction activity has slowed significantly: only 98 sales were recorded in the latest full year, compared to a 10-year average of 184—a marked decline in market turnover.
Rent & Yield Trends
Average monthly rent in the M postcode area stands at £1,211, slightly above the national midpoint. Rental growth has been exceptional: 5.5% annually over the past decade places this among the strongest-performing areas nationally for tenant demand. Flat yield has improved substantially, rising from 4.7% on average over the past decade to 5.8% currently, reflecting strong investor demand relative to capital values.
Income & Affordability Trends
Average household income is £29,070, significantly below the national average. Housing affordability for buyers has deteriorated: the price-to-income ratio has widened from 5.9x in 2016 to 6.4x today. Rental affordability has also worsened materially: the rent-to-income ratio has risen from 31.2% to 36.3% over the same period, indicating a tighter squeeze on renting households.
Resident Demographic Profile
M11 has a notably younger population, with over one quarter under 15 compared to 17.5% nationally, and a substantially smaller older population (9.1% aged 65+ versus 19.6% nationally). Housing tenure is heavily weighted towards social rental (41.6% versus 16.5% nationally) and private renting (29.1% versus 21.7%), while outright ownership is rare at just 12.1%. The employment mix reflects lower professional representation (15.8% versus 20.5% nationally) and notably higher concentrations in elementary roles (19% versus 10.2%) and caring occupations (14.4% versus 9.2%).