The London Daily
EC2 House Prices & Property Market
EC2 · Updated 2026-06-11
In EC2, the median recorded sale price across all property types is £817,500 (about £12,500 per square metre). Across 188 sales in the last 24 months, 61 of them in the last year. Homes currently list at a median £1,095,000 and sit about 44 days on the market. The wider London index is -2.1% year on year.
Sold prices in EC2
Across the last 24 months, 188 sales are on record in EC2 - a median of £817,500, ranging £143,750 to £3,275,000. 61 sales completed in the last 12 months. Figures are HM Land Registry Price Paid Data, the official record of what actually changed hands.
| Type | Sales | Median price | Median £/m² |
|---|---|---|---|
| Flats | 188 | £817,500 | £12,500 |
| Size | Sales |
|---|---|
| 1-bed | 14 |
| 2-bed | 8 |
| 3-bed | 1 |
| 4-bed | 1 |
Count of recorded sales by bedroom count, where the registered record carries it.
Recent transaction evidence
The most recent recorded sales in EC2. Every row is a real registered transaction; follow the record link to the underlying entry.
| Date | Price | Type | m² | £/m² | |
|---|---|---|---|---|---|
| 2026-04-02 | £465,000 | flat | 44 | £10,568 | record |
| 2026-03-16 | £692,000 | flat | 69 | £10,029 | record |
| 2026-03-05 | £417,500 | flat | record | ||
| 2026-02-20 | £1,625,000 | flat | 110 | £14,773 | record |
| 2026-02-17 | £650,000 | flat | record | ||
| 2026-02-16 | £360,000 | flat | 48 | £7,500 | record |
| 2026-02-16 | £550,000 | flat | 58 | £9,483 | record |
| 2026-02-06 | £620,000 | flat | 66 | £9,394 | record |
| 2026-01-23 | £415,000 | flat | 46 | £9,022 | record |
| 2026-01-20 | £639,000 | flat | 82 | £7,793 | record |
| 2026-01-15 | £736,000 | flat | record | ||
| 2026-01-09 | £220,000 | flat | 30 | £7,333 | record |
The live market right now
There are 162 properties currently on the market in EC2, at a median asking price of £1,095,000 (£340,000 to £9,900,000). They have been listed for an average of 44 days. Asking prices signal vendor expectation - they are context, not evidence of value.
Shown side by side and never blended. Sold prices are the HM Land Registry record of completed sales; asking prices are live vendor expectation, context only. This page is not a valuation.
| Measure | Count |
|---|---|
| On the market | 162 |
| Available (not under offer) | 161 |
| Fresh (≤20 days) | 137 |
| Stuck (90+ days) | 18 |
| Under offer | 1 |
Each measure as a count out of 162 live listings. The measures can overlap (a fresh listing may also be under offer), so they are separate bars, not a single divided total.
What it rents for, and the yield
Typical long-let asking rent in EC2 runs around £1,061 a week (£4,598 a month), a gross rental yield of about 4.4%. Rent here is live long-let asking data, and the gross yield is PropertyData's own estimate - a year's rent as a share of price, before letting costs, voids and tax. It sits beside the sold and asking figures; like them, it is market context, not a valuation of any property.
| Type | Per week | Per month | Gross yield | Listings |
|---|---|---|---|---|
| 2-bed flats | £1,061 | £4,598 | 4.4% | 59 |
Listings to watch in EC2
Asking £650,000 - about 20% below the flats sold median of £817,500. A keen asking price is not proof of a bargain, but it is where a buyer starts looking.
View on Rightmove →Asking £900,000 - about 10% above the flats sold median of £817,500, after 218 days on the market. Priced above what the evidence has been completing at, which is how listings end up sitting.
View on Rightmove →On the market 1396 days. A stalled instruction - the sold evidence is the pricing conversation an agent can have to get it moving again.
View on OnTheMarket →How these are chosen. One live listing is selected for buyers, one for sellers and one for agents, drawn at random from every listing in this district that genuinely qualifies on that measure - a keen asking price, a price sitting above the sold evidence, or a long-stalled instruction. Selection is possible by default but never guaranteed, and no placement here is paid for. Asking prices are context, not evidence of value; this page is not a valuation.
What the numbers mean for you
If you are buying
- Asking prices sit £277,500 above the median sale - there is room between what sellers want and what completes.
- Average time on market is 44 days - a fast market, move decisively.
If you are selling
- The median sale is £817,500; price to the evidence, not to the £1,095,000 asking median, or you risk joining the 18 stuck listings.
- Expect roughly 44 days to a sale at the right price.
If you are investing
- The blended sold rate is £12,500 per m² - your per-m² entry price is the cleanest cross-district comparison.
- 61 sales in the last year signals liquidity - how easily you could exit.
- Gross rental yield is running near 4.4% - a year's rent as a share of price, before letting costs and voids, not a guaranteed return.
- The wider London index is -2.1% year on year (context, not a forecast).
Area intelligence
Wider market context
The UK House Price Index for London stands at an average of £542,065 in 2026-03, -2.1% over the year and -0.3% over the month. This is the regional index - it sits beside the EC2 figures as background and never moves a local price. The transaction figures above are what actually happened in this postcode.
Frequently asked questions
What is the average house price in EC2?
The median recorded sale price in EC2 is £817,500, based on 188 sales over the last 24 months (HM Land Registry Price Paid Data).
How much do flats and houses cost in EC2?
In EC2, recorded sales show flats at a median £817,500.
What is the price per square metre in EC2?
The median sold price per square metre in EC2 is £12,500, across all property types on record.
Is EC2 a buyer's or seller's market?
There are 162 homes on the market in EC2 at a median asking price of £1,095,000, averaging 44 days listed, with 18 stuck beyond 90 days and 1 under offer. Stock is moving quickly.
Are house prices in London rising or falling?
The UK House Price Index for London is -2.1% year on year as of 2026-03, with an average price of £542,065. This regional index is context only; it does not set the local EC2 figure.
Across the network
More The London Daily
Official statistics and further reading
Every figure on this page traces to official data. These are the primary public datasets and statutory guidance behind UK house-price reporting - go here to verify the record and dig deeper.
- Office for National Statistics - UK House Price Index, statistical bulletin
- HM Land Registry - Price Paid Data (Open Government Licence v3.0)
- HM Land Registry - UK House Price Index, search and download tool
- Office for National Statistics - House price statistics for small areas
- Bank of England - Bank Rate and monetary policy
- GOV.UK - Stamp Duty Land Tax: rates and calculator
- National Trading Standards Estate & Letting Agency Team - Material Information in property listings (Parts A, B and C)
References
- HM Land Registry. Price Paid Data and UK House Price Index (Open Government Licence v3.0). https://landregistry.data.gov.uk/ (Accessed 15 June 2026).