Market outlook for E9
Key indicators for buyers
The E9 market is moderately favourable for buyers. Prices have softened (-27.9%), which could present a buying opportunity. Affordability has improved from a peak of 17.6x in 2020 to 11.9x today. Rising rents (£2,589/mo, +2.9%) mean the cost of waiting is real.
Price trends
Yearly averages · HM Land Registry Price Paid Data
Prices by property type
2026averages · HM Land Registry Price Paid Data
Affordability ratio
House price ÷ median earnings · ONS data
Affordability data shown for wider Hackney area
A home in Hackney costs 11.9x the local median salary — very stretched, improving from a peak of 17.6x in 2020.
Rental trends
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Hackney area
Average monthly rent in Hackney is £2,589, up 2.9% year-on-year. Rents have risen consistently over the past five years.
Monthly mortgage
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Hackney price of £454,583 with a 25% deposit (£114k), a 2-year fixed mortgage at 3.97% costs around £1,794 per month.
Rent vs buy snapshot
Monthly cost comparison based on current data
Uses E9 avg. price with Hackney rental data
Monthly mortgage payments (£1,794) are £795 less than renting (£2,589). However, buying requires an upfront deposit of £114k — it would take around 5 years to recoup that cost compared to renting and investing the difference.
Recent sales
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 9, 21, ROSINA STREET E9 6JH | Flat/Maisonette | £350,000 | 28 Jan 2026 |
FLAT 12, EDRED HOUSE, HOMERTON ROAD E9 5PN | Flat/Maisonette | £380,000 | 23 Jan 2026 |
FLAT 2, THE CLARENDON, 86, BALCORNE STREET E9 7AU | Flat/Maisonette | £499,500 | 16 Jan 2026 |
65, EDMESTON CLOSE E9 5TL | Flat/Maisonette | £300,000 | 9 Jan 2026 |
FLAT 22, 21, ROSINA STREET E9 6JH | Flat/Maisonette | £348,000 | 6 Jan 2026 |
133, HASSETT ROAD E9 5SL | Terraced | £850,000 | 6 Jan 2026 |
8, JACKSON CLOSE E9 7ER | Terraced |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.