Clapton charges about £590,000 for a typical home, and the home in that sentence is usually a flat. Flats sell for a little under half a million. Terraced houses sell for well over a million. Almost nothing else comes up for sale. That middle number is the average of two separate markets, and very few buyers are shopping in both.
The Land Registry recorded 221 sales in the year to May 2026, at a median of about £590,000. Flats made up 155 of those sales, at a median of about £485,000. The other 65 were terraced houses, at a median of about £1,230,000. Those two figures account for nearly every sale, because the council tax list barely has a semi or a detached house in the whole of E5. In a place where about 42% of households rent from a social landlord, a terraced house costing more than a million pounds is quite a thing to find a few doors down.
Prices have hardly moved. The house price index for the area put the average at about £608,000 in May 2026, up by a fraction of a percent on a year earlier. Flats on their own slipped by under 1% over the same twelve months. Over five years the average has risen about 8%. These are small changes in both directions, and neither is a story.
Band C is the most common council tax band here, and about a third of homes are in bands A or B. A band D home in Hackney pays about £2,060 a year, which is the easiest number to set against your current bill.
Renting has the same split. Across Hackney as a whole, the Office for National Statistics index puts the typical private rent at about £2,620 a month as of April 2026, up 3% on a year earlier. That figure is a borough average taken from the index, so it is not a median of what is being advertised on Clapton's own streets. By size, the borough averages are about £1,970 for a one-bedroom home, £2,450 for two bedrooms, £2,800 for three and £3,620 for four or more. No reliable figure exists for studios or single rooms.
Against that, the Office for National Statistics models gross household income across the area at about £70,000 a year, before tax, for the financial year to March 2023. That figure is three years old and averages very different incomes together, but next to a typical sale price of £590,000 it makes a flat a stretch for one household on that income and a terrace out of reach. The buyers who manage it are mostly bringing money from outside the area's own pay packets.
On the sales that could be matched to an energy certificate's floor area, about 52% of the year's total, the median price was about £8,600 a square metre, and the typical home in that group measured about 104 square metres. The other half of the sales are not counted, so this figure describes the half that can be measured. With three-quarters of the housing made up of flats, ask for the service charge and ground rent history at the same time as the floor plan, because the square-metre price leaves both out.
The 2021 census counted homes by bedroom: about 28% had one, 30% had two, 27% had three and 15% had four or more. Two-bedroom homes are the most common, which matches a market built mainly of flats. A buyer who needs a third bedroom is already looking at roughly a quarter of the stock, and is getting close to the terraces.
Clapton's prices are middling for this part of London. A flat is within reach of a determined household, and a house is priced for people whose money came from somewhere else.