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House Prices in E12

The average house price in E12 (London) is £450,000 using HM Land Registry data.

The average property price increased by £60,157 (12.29%) over the last 5 years and increased by £12,026 (2.24%) over the last 12 months.

Over the last year, there were 108 residential property sales – a decrease of 34 transactions (-31.48%) relative to the previous year. The majority of house sales (39) were in the £410,000 - £540,000 range. Then came properties in the £280,000 - £410,000 range, where 23 were sold within this price bracket.

Excluding fall throughs, properties are taking an average of 113 days to sell (from being listed to completion) and the average difference between asking and sold prices is £-13,700 (-2%).

In Mar 2026, there were 33 new estate agency instructions, 24 agreed home sales and 26 property price reductions.

5-Year Average Property Prices in E12 (London)

12.29%

Property prices in E12 (London) increased by 12.29% in last 5 years.

The trend shows the general price tendency over the last 5 years, ignoring all month-to-month fluctuations where anomalies - typically over or underpriced property sales - can skew results. These monthly variations typically do not have any long-term relevance.

We have used linear regression method. The volume of sales in a month is used to put more weight on months with a larger number of properties sold. Additionally, weighting decreases the impact of months with low sales volumes as well as the most recent month - which may consist of incomplete data. Such months have a higher variation of average sale values which may conceal the underlying trend.

From a statistical perspective, we use the least squares method to fit the trend line and weights are equal to the volume of sales squared. The volume of sales is not shown explicitly in the above plot. Also note the time lag for HM Land Registry data to appear (typically 2 to 3 months).

Average Property Prices in E12 (London) Over the Last Year

2.24%

Property prices in E12 (London) increased by 2.24% in last 12 months.

The trend shows the general price tendency over the last 12 months, ignoring all month-to-month fluctuations where anomalies - typically over or underpriced property sales - can skew results. These monthly variations typically do not have any long-term relevance.

Property Market Heat Gauge for E12 (London) - Mar 2026

Our Property Market Heat Gauge looks at how long properties in your postcode district have been on the open market before being changed to sold 'Subject to Contract' ('STC') or 'Under Offer' on Rightmove (the UK's leading property portal).

At 81 to 100 days, the broad evidence suggests a very slow moving market. This can often be due to estate agency over-valuations out of sync with the realities, a notable market slowdown or a combination of both. In such scenarios, vendors may either choose to wait for the market to pick up (which may result in relisting the property at a later date). Those committed to selling will often need to drop the price to a level that will entice genuine homebuyer interest or approach a sell house fast or auction company like Property Solvers.

Please note that this is not an indicator of how quickly property sales are taking to complete (i.e. to go through the whole conveyancing process). This measurement also does not take into account the risk of home sales falling through.

No. of New Instructions Over the Last 12 Months in E12 (London)

Using local estate agency reported data, this chart illustrates the number of properties that have come on to the market.

No. of Agreed Home Sales Over the Last 12 Months in E12 (London)

Using local estate agency reported data, this chart illustrates the number of property sales agreed. Note that these figures are not fully reflective of properties completed (sold and registered as such at HM Land Registry).

No. of Properties with Price Reductions in E12 (London)

Using local estate agency reported data, this chart illustrates the number of properties which have been seen their prices dropped (typically due to a lack of buyer interest).

Average Annual House Prices in the E12 (London) Postcode since 1995

Using HM Land Registry data, this chart displays average annual house prices in the E12 postcode area since 1995.

Recent Sales in E12 (London)

Address	Initial Price	Sold Price	Price Change	First Listed Date	Sold Date	Days to Sell
32 Dore Avenue, Manor Park, London, E12 6JU	£350,000	£350,000	£0	14 Mar 2025	03 Dec 2025	264 Days
66 Nine Acres Close, Manor Park, London, E12 6AU	£435,000	£435,000	£0	15 Jul 2025	01 Dec 2025	139 Days
11 Florence Elson Close, Manor Park, London, E12 5NY	£400,000	£378,000	-£22,000	22 Aug 2025	12 Nov 2025	82 Days
8 Herongate Road, Wanstead, London, E12 5EG	£950,000	£930,000	-£20,000	19 Jun 2025	24 Oct 2025	127 Days
12 Heatherwood Close, Wanstead, London, E12 5SB	£670,000	£650,000	-£20,000	12 Mar 2025	24 Oct 2025	226 Days
Flat 20, Springate House, Walton Road, Manor Park, London, E12 5BF	£300,000	£280,000	-£20,000	03 Jul 2025	17 Oct 2025	106 Days
100 Harpenden Road, Wanstead, London, E12 5HN	£975,000	£967,000	-£8,000	19 Jun 2025	16 Oct 2025	119 Days
13 Westmorland Close, Wanstead, London, E12 5HS	£450,000	£445,000	-£5,000	20 May 2025	06 Oct 2025	139 Days
72 Forest View Road, Manor Park, London, E12 5HU	£240,000	£237,000	-£3,000	01 Apr 2025	24 Sep 2025	176 Days
132 Fourth Avenue, Manor Park, London, E12 6DR	£550,000	£550,000	£0	14 Feb 2025	12 Sep 2025	210 Days
7 Dover Road, Wanstead, London, E12 5DZ	£1,200,000	£1,185,000	-£15,000	19 May 2025	29 Aug 2025	102 Days
80 Grantham Road, Manor Park, London, E12 5NE	£400,000	£400,000	£0	11 Feb 2025	21 Aug 2025	191 Days
149a, Meanley Road, Manor Park, London, E12 6AS	£315,000	£314,000	-£1,000	11 Feb 2025	15 Aug 2025	185 Days
15 Coleridge Avenue, Manor Park, London, E12 6RQ	£590,000	£590,000	£0	09 May 2025	12 Aug 2025	95 Days
41 Shelley Avenue, Manor Park, London, E12 6SP	£540,000	£520,000	-£20,000	31 Mar 2025	30 Jul 2025	121 Days
63 Second Avenue, Manor Park, London, E12 6EJ	£325,000	£325,000	£0	14 Apr 2025	24 Jul 2025	101 Days
227 Sherrard Road, Manor Park, London, E12 6UG	£480,000	£455,000	-£25,000	21 Feb 2025	30 Jun 2025	129 Days
Flat 5, 71 St James Court, Aldersbrook Road, Wanstead, London, E12 5DL	£430,000	£425,000	-£5,000	04 Nov 2024	29 May 2025	206 Days
151 Forest View Road, Manor Park, London, E12 5HX	£250,000	£250,000	£0	29 Oct 2024	23 May 2025	206 Days
73 Chesterford Road, Manor Park, London, E12 6LD	£475,000	£465,000	-£10,000	12 Feb 2025	23 May 2025	100 Days

Most Expensive Streets in E12 (London)

Postcode	Street	Area	Average	No. of Sales
E12 5HD	Northumberland Avenue, Wanstead	London	£1,492,666	3
E12 5EE	Wanstead Park Avenue, Wanstead	London	£1,201,833	3
E12 5EH	Herongate Road, Wanstead	London	£1,133,333	3
E12 5DR	St Margarets Road, Wanstead	London	£1,072,500	6
E12 5EN	Wanstead Park Avenue, Wanstead	London	£1,032,857	7
E12 5ET	Empress Avenue, Wanstead	London	£1,028,007	7
E12 5EA	Dover Road, Wanstead	London	£1,010,998	6
E12 5DZ	Dover Road, Wanstead	London	£1,003,000	9
E12 5EG	Herongate Road, Wanstead	London	£974,428	7
E12 5HN	Harpenden Road, Wanstead	London	£956,742	7

Least Expensive Streets in E12 (London)

Postcode	Street	Area	Average	No. of Sales
E12 5HU	Forest View Road, Manor Park	London	£218,175	4
E12 6JN	Gainsborough Avenue, Manor Park	London	£235,600	3
E12 5HX	Forest View Road, Manor Park	London	£265,750	4
E12 5BF	Springate House, Walton Road	London	£270,000	3
E12 5FB	Churcher House, Jack Cornwell Street, Manor Park	London	£272,000	5
E12 5BN	Walton Road, Manor Park	London	£276,000	5
E12 6QY	Sheridan Road, Manor Park	London	£305,333	3
E12 6JX	Dersingham Avenue, Manor Park	London	£307,125	4
E12 6UW	Queensberry Place, Manor Park	London	£309,050	10
E12 6DF	Harcourt Avenue, Manor Park	London	£310,000	3