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Postcode · E18 2BS

E18 2BS

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Property report — E18 2BS

Open-data due diligence for E18 2BS and the area around it.

E18 2BS in brief: 39 recorded sales (£36,500–£360,000) · no modelled flood risk · 6 schools nearby.

What scope is each figure? Sold sales, broadband and flood risk are for E18 2BS itself. Where open data isn't published that finely (population, crime, schools), we show the E18 2 sector — each figure below is tagged with its scope.

Avg sold price

£684,946

sector E18 2 · 193 sales

Population

15,946

sector E18 2

Crimes recorded

32

sector E18 2 · Apr 26

Schools

4

sector E18 2

Flood risk

None modelled

this postcode

Gigabit broadband

87%

sector E18 2 of premises

Sold-price trend (1995–2026)

1995: mean £85,737, median £65,550 (168 sales)1996: mean £89,433, median £84,500 (282 sales)1997: mean £103,512, median £93,750 (322 sales)1998: mean £110,452, median £85,500 (261 sales)1999: mean £136,857, median £112,225 (284 sales)2000: mean £146,010, median £124,250 (252 sales)2001: mean £174,155, median £150,000 (270 sales)2002: mean £211,922, median £175,000 (278 sales)2003: mean £233,490, median £199,973 (218 sales)2004: mean £273,118, median £222,000 (241 sales)2005: mean £272,095, median £244,000 (302 sales)2006: mean £308,519, median £280,000 (287 sales)2007: mean £343,089, median £291,000 (260 sales)2008: mean £308,558, median £280,000 (268 sales)2009: mean £292,147, median £249,999 (161 sales)2010: mean £341,788, median £250,000 (191 sales)2011: mean £324,838, median £265,000 (231 sales)2012: mean £331,299, median £265,500 (200 sales)2013: mean £359,500, median £277,500 (186 sales)2014: mean £410,766, median £339,000 (238 sales)2015: mean £464,349, median £377,500 (229 sales)2016: mean £495,780, median £416,000 (203 sales)2017: mean £712,560, median £420,000 (195 sales)2018: mean £506,598, median £412,500 (184 sales)2019: mean £545,026, median £482,500 (148 sales)2020: mean £505,841, median £394,000 (137 sales)2021: mean £601,875, median £499,950 (215 sales)2022: mean £577,980, median £430,000 (185 sales)2023: mean £542,125, median £415,000 (161 sales)2024: mean £684,946, median £450,000 (193 sales)2025: mean £620,982, median £507,500 (172 sales)2026: mean £572,200, median £415,000 (40 sales)1995: mean £85,737, median £65,550 (168 sales)1996: mean £89,433, median £84,500 (282 sales)1997: mean £103,512, median £93,750 (322 sales)1998: mean £110,452, median £85,500 (261 sales)1999: mean £136,857, median £112,225 (284 sales)2000: mean £146,010, median £124,250 (252 sales)2001: mean £174,155, median £150,000 (270 sales)2002: mean £211,922, median £175,000 (278 sales)2003: mean £233,490, median £199,973 (218 sales)2004: mean £273,118, median £222,000 (241 sales)2005: mean £272,095, median £244,000 (302 sales)2006: mean £308,519, median £280,000 (287 sales)2007: mean £343,089, median £291,000 (260 sales)2008: mean £308,558, median £280,000 (268 sales)2009: mean £292,147, median £249,999 (161 sales)2010: mean £341,788, median £250,000 (191 sales)2011: mean £324,838, median £265,000 (231 sales)2012: mean £331,299, median £265,500 (200 sales)2013: mean £359,500, median £277,500 (186 sales)2014: mean £410,766, median £339,000 (238 sales)2015: mean £464,349, median £377,500 (229 sales)2016: mean £495,780, median £416,000 (203 sales)2017: mean £712,560, median £420,000 (195 sales)2018: mean £506,598, median £412,500 (184 sales)2019: mean £545,026, median £482,500 (148 sales)2020: mean £505,841, median £394,000 (137 sales)2021: mean £601,875, median £499,950 (215 sales)2022: mean £577,980, median £430,000 (185 sales)2023: mean £542,125, median £415,000 (161 sales)2024: mean £684,946, median £450,000 (193 sales)2025: mean £620,982, median £507,500 (172 sales)2026: mean £572,200, median £415,000 (40 sales) MeanMedian £712,560 £65,550 1995 2026*

Annual sold price in E18 2, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (40 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.

Sold prices on this postcode

DatePriceAddressType
2025-10-10£307,50014 RAYNE COURTFlat
2025-08-29£360,00030 RAYNE COURTFlat
2025-01-10£305,00035 RAYNE COURTFlat
2021-08-10£350,00020 RAYNE COURTFlat
2020-02-28£300,00040 RAYNE COURTFlat
2019-04-26£327,5004 RAYNE COURTFlat
2018-11-13£305,00030 RAYNE COURTFlat
2016-08-18£295,00030 RAYNE COURTFlat
2015-06-19£237,50030 RAYNE COURTFlat
2014-09-04£270,00020 RAYNE COURTFlat
2014-08-04£290,00015 RAYNE COURTFlat
2014-07-17£235,00014 RAYNE COURTFlat
2013-12-05£230,0008 RAYNE COURTFlat
2013-09-11£220,00011 RAYNE COURTFlat
2012-04-11£207,50013 RAYNE COURTFlat
2012-03-23£156,00021 RAYNE COURTFlat
2011-10-07£110,0001 RAYNE COURTFlat
2011-03-31£154,00019 RAYNE COURTFlat
2011-01-14£180,00010 RAYNE COURTFlat
2006-05-19£150,00010 RAYNE COURTFlat
2006-05-03£179,00011 RAYNE COURTFlat
2005-09-30£165,50029 RAYNE COURTFlat
2005-06-02£130,00014 RAYNE COURTFlat
2004-08-17£163,00020 RAYNE COURTFlat
2003-11-25£117,00021 RAYNE COURTFlat
2003-10-30£114,00019 RAYNE COURTFlat
2003-09-29£147,0008 RAYNE COURTFlat
2003-06-26£119,50035 RAYNE COURTFlat
2002-06-05£128,00027 RAYNE COURTFlat
2002-05-20£52,00029 RAYNE COURTFlat
1999-11-19£75,00038 RAYNE COURTFlat
1999-07-28£76,99518 RAYNE COURTFlat
1998-12-09£58,00011 RAYNE COURTFlat
1998-05-01£58,00040 RAYNE COURTFlat
1997-10-24£53,5008 RAYNE COURTFlat
1997-07-14£51,00027 RAYNE COURTFlat
1997-06-16£46,80025 RAYNE COURTFlat
1997-06-12£50,25015 RAYNE COURTFlat
1995-11-03£36,50019 RAYNE COURTFlat

39 recorded sales on E18 2BS. Source: HM Land Registry Price Paid (© Crown copyright). Shown for this postcode only.

Nearest schools

SchoolDistancePhaseOfsted
Snaresbrook Primary School0.4 miPrimaryReport card →
Wanstead Church School0.6 miPrimaryGood (2024)
Oakdale Infants' School0.8 miPrimaryReport card →
Leytonstone School0.8 miSecondaryReport card →
Our Lady of Lourdes RC Primary School0.8 miPrimaryReport card →
St Mary's CofE Primary School0.8 miPrimaryReport card →

Straight-line distance from the postcode. Ofsted = latest overall effectiveness (newer inspections may be ungraded). Sources: Get Information about Schools (DfE) · Ofsted.

What's nearby

Nearest GP surgeries: GLEBELANDS PRACTICE (0.6 mi) · WANSTEAD PLACE SURGERY (0.6 mi) · SOUTHDENE SURGERY (0.7 mi)

Nearest hospitals: WANSTEAD HOSPITAL (0.5 mi) · WHIPPS CROSS HOSPITAL (0.7 mi) · WHIPPS CROSS UNIVERSITY HOSPITAL (0.7 mi)

Nearest listed buildings: 57, SNARESBROOK ROAD E11 (Grade II) (0.2 mi) · WILLOW HOLME (Grade II) (0.2 mi) · SNARESBROOK HOUSE (Grade II) (0.2 mi)

Nearest pharmacies: OCEAN PHARMACY (0.6 mi) · BOOTS (0.7 mi) · DANIELS PHARMACY (0.7 mi)

Nearest stations: Snaresbrook (0.5 mi) · South Woodford (0.7 mi) · Wood Street (0.8 mi)

Nearest supermarkets: Sainsbury's (0.6 mi) · International Supermarket (0.7 mi) · M&S Simply Food (0.7 mi)

Straight-line distance from the postcode. Source: NaPTAN (DfT).

Who lives here

Median age
39
One-person households
33%
Households with children
30%
Households
6,941

Owned 55% · Social rent 11% · Private rent 33%

Census 2021 (ONS), for E18 2.

Recorded crime trend

Aug 24: 40 crimesSep 24: 55 crimesOct 24: 64 crimesNov 24: 48 crimesDec 24: 45 crimesJan 25: 46 crimesFeb 25: 54 crimesMar 25: 47 crimesApr 25: 49 crimesMay 25: 49 crimesJun 25: 42 crimesJul 25: 47 crimesAug 25: 45 crimesSep 25: 50 crimesOct 25: 45 crimesNov 25: 33 crimesDec 25: 49 crimesJan 26: 35 crimesFeb 26: 29 crimesMar 26: 43 crimesApr 26: 32 crimes Apr 26: 32 crimes 64 29 Aug 24 Apr 26

Recorded crimes per month in E18 2 (Aug 24–Apr 26, average 45/month). Hover a point to read the count. Source: Police.uk street-level data.

Flood risk

No modelled flood risk is recorded for E18 2BS in the Environment Agency dataset. This is reassuring but not a guarantee — Check the exact address on the official Environment Agency map →

Source: Environment Agency Risk of Flooding from Rivers and Sea (the official dataset name). Indicative catchment data, not an official property flood search.

How granular is this?

Measure DistrictE18 SectorE18 2 PostcodeE18 2BS
Average sold price£663,908£684,946£174,642
Population25,11115,946—
Deprivation decile (1 = most deprived)8/108/10—
Crimes recorded15332—
Schools74—
Flood riskMediumLowLow
Gigabit broadband89%87%100%
Superfast broadband100%99%100%

— = no separate figure is published at that level. Most open data is published down to the sector (E18 2); the postcode column is built from the layers that go finer (sold transactions, Ofcom broadband). Sources: HM Land Registry · Police.uk · Ofsted/GIAS · ONS & IoD2025 · Environment Agency · Ofcom.

Your next steps

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Report generated 2 July 2026. Open data is refreshed periodically; HM Land Registry Price Paid typically lags by around two months, so the most recent sales may not appear yet.

Contains OS data © Crown copyright and database right 2026

Contains Royal Mail data © Royal Mail copyright and database right 2026

Contains National Statistics data © Crown copyright and database right 2026

Indicative due diligence compiled from public open data. Not a substitute for a regulated conveyancing or property search, a survey, or professional advice.