A typical home in Leyton costs about £525,000. That figure averages two very different markets. Flats go for about £400,000. Terraces go for about £725,000. Semis hardly ever come up. Decide which column you're in first, because the headline doesn't describe anything you can actually buy.
In the Land Registry's twelve months to May 2026, the median sale in Leyton was about £525,000, across 357 sales. Flats were the busiest part of the market, with 174 sales at a median of about £406,000. Terraced houses were close behind, with 169 sales at about £725,000. Semi-detached houses reached about £750,000, but only 14 of them sold all year, so a single generous buyer can move that figure on their own.
The official house price index for the area put the average at about £524,000 in May 2026, up about 3% on a year earlier and about 9% over five years. Flats did much less. Their index rose by under 1% over the same twelve months, so a flat bought as an investment spent the year earning its rent and very little else.
Council tax is gentler than the purchase price. Band B is the most common band in Leyton, and about 47% of homes are in band A or B. A band D bill in Waltham Forest comes to about £2,390 a year and band A to about £1,590. The bands still reflect an older, cheaper Leyton than the sale prices do.
Waltham Forest's typical private rent was about £1,760 a month in April 2026. That figure is a borough-wide mean from the Office for National Statistics' rent index, so it covers Walthamstow and Chingford as much as Leyton. By size, it comes to about £1,400 for a one-bed, £1,720 for a two-bed, £2,010 for a three-bed and £2,560 for four bedrooms or more. Rents rose about 2% over the year, faster than Leyton's flat prices. That was a better twelve months for the landlord than for anyone trying to sell a flat.
Gross household income before tax averaged about £67,900 in the financial year to March 2023, according to the Office for National Statistics' model for Leyton's neighbourhoods. After tax, the same model puts it at about £49,300. On that money, the median £525,000 home is a stretch, and usually a two-salary decision with very little left for furniture.
Among the 262 sales that could be matched to an energy certificate's floor area, about 73% of the year's total, the median price was about £7,130 per square metre. The typical home behind that figure had about 82 square metres, which is the yardstick to measure any two-bed conversion against. One check is specific to Leyton's older stock. With so many terraces divided into flats, compare the floor area on the energy certificate with the floor plan you're shown, because the certificate is the measurement someone was paid to get right.
At the 2021 Census, about 22% of Leyton's homes had one bedroom, 33% had two, 29% had three and 17% had four or more. Two-beds are the most common home here, so a buyer who needs a fourth bedroom is choosing from about one home in six.
Leyton is middling on price. A flat is the realistic way in, and a terrace needs the kind of budget most buyers only have after selling somewhere else first.