City of London
EC2Y house prices in City of London
Sold prices, council tax, schools, deprivation and planning for City of London, from official UK data in one place.
Typical sold price
£865,000
Range £510,000–£1,800,000 · 250 real sales
- Real sales
- 250
- 12-month change
- -1.2%
HM Land Registry Price Paid Data, between 1 Aug 2023 and 12 Aug 2026.
Summary
House prices in EC2Y: the typical (median) sold price is £865,000, well above the UK average (£272,611) (UK House Price Index, July 2026). Over the last twelve months the local median is down 1.2%, comparing 59 sales with 101, so a handful of homes can swing it. EC2Y is a quiet market, with about 7 recorded sales a month. By property type, 99% were flats (typically £862,500) and 1% were terraced homes (typically £2,128,500).
Data from HM Land Registry Price Paid Data, up to 28 August 2026.
Council tax on a Band D home there is £1,330 a year: City of London's published charge for 2026-27.
Source: Council tax: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, City of London, 2026-27.
Our take · opinion, not advice
Our take on EC2Y: a quiet market, so take your time
At around 7 sales a month, EC2Y is quiet, and prices have drifted down, so sellers should plan for a longer sale and buyers can afford to be patient.
If you are thinking of selling, a spread from £510,000 to £1,800,000 makes £865,000 a poor guide to any one home, so price from sold homes that match yours in type and size; sales are too rare here to hurry, so give the price a local agent’s sense-check; a quick cash sale buys certainty at a cost, usually about 70–85% of market value as a rough guide, not a quote, so weigh it carefully.
Sell houseIf you are looking to buy, on price, EC2Y is well above the UK average, though prices have eased, so there may be room to negotiate; just remember one year of falls is not a forecast.
Our checklist before an offer: the lease (length, ground rent and service charge), what has been applied for nearby (6,519 applications on record within 500 m) and long-term flood risk, plus the title, which your conveyancer should review.
Where the numbers are this loose, the free EC2Y OfferCheck gives you something firmer to hold: flood, crime, planning and council tax, each with its source.
Get OfferCheckOur opinion, drawn from the figures on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
At a glance
EC2Y in four numbers
The headline figures from the records below, each one real and dated.
Typical price
£865,000
HM Land Registry
Sales a month
6.9
Across 250 sales
12-month change
-1.2%
-1.2% from last year
Local median
Council tax, Band D
£1,330
A year
The data, honestly
House prices in EC2Y
These 250 sales are what every figure here rests on. The typical price is the middle sale.
By property type
Average house price in EC2Y by property type
Terraced homes have the highest typical price at £2,128,500, and flat / maisonette the lowest at £862,500.
See the figures
| Type | Sales | Typical | Range |
|---|---|---|---|
| Terraced | 3 | £2,128,500 | £1,209,700–£2,185,809 |
| Flat / maisonette | 240 | £862,500 | £509,000–£1,777,500 |
HM Land Registry Price Paid Data, between 1 Aug 2023 and 12 Aug 2026.
24-month trend
Typical price by quarter in EC2Y
The quarterly typical price rose 6.5%, from £775,000 in Q4 2024 (25 sales) to £825,000 in Q3 2026 (5 sales).
See the figures
| Quarter | Typical price | Sales |
|---|---|---|
| Q4 2024 | £775,000 | 25 |
| Q1 2025 | £845,000 | 36 |
| Q2 2025 | £850,000 | 15 |
| Q3 2025 | £952,500 | 20 |
| Q4 2025 | £842,500 | 22 |
| Q1 2026 | £665,000 | 11 |
| Q2 2026 | £814,146 | 12 |
| Q3 2026 | £825,000 | 5 |
HM Land Registry Price Paid Data, between 1 Aug 2023 and 12 Aug 2026. Median of each quarter's recorded sales.
Range and mix
The spread of EC2Y prices
How far prices run either side of the typical one, who owns what, and homes that have sold twice.
Price range
Where most EC2Y homes sold
Eight in ten sales fell between £510,000 and £1,800,000, around a typical £865,000.
Lower and upper end are the 10th and 90th percentile of recorded sales.
HM Land Registry Price Paid Data, between 1 Aug 2023 and 12 Aug 2026.
Mix of homes
Who is selling in EC2Y
Flat / maisonette homes were 99% of recorded sales (240 of 243). 0% of sales were freehold and 100% leasehold.
Property type
- Terraced1%
- Flat / maisonette99%
Tenure
- Freehold0%
- Leasehold100%
See the figures
1 freehold (0%) and 249 leasehold (100%) across the 250 most recent recorded sales in EC2Y. Leasehold is normal for flats; check the remaining lease term before you offer.
HM Land Registry Price Paid Data, between 1 Aug 2023 and 12 Aug 2026.
Sold twice: what the same home resold for
The strongest price signal there is: the same door, sold twice. Change shown in £, %, and per year. A big % over two decades is smaller than it looks.
SPEED HOUSE, BARBICAN, LONDON
£820,000 (2025)£770,000 (2026)-6.1% over 0.6 yrs (-9.7%/yr)
ANDREWES HOUSE, BARBICAN, LONDON
£725,000 (2025)£793,292 (2026)+9.4% over 0.6 yrs (+14.9%/yr)
BRANDON MEWS, BARBICAN, LONDON
£1,125,000 (2025)£980,000 (2026)-12.9% over 1.1 yrs (-11.8%/yr)
THE COBALT BUILDING, 10 - 15, BRIDGEWATER SQUARE, LONDON
£725,000 (2025)£565,000 (2025)-22.1% over 0.5 yrs (-37.2%/yr)
SEDDON HOUSE, BARBICAN, LONDON
£780,000 (2025)£975,000 (2025)+25% over 0.7 yrs (+35.1%/yr)
TUDOR ROSE COURT, 35, FANN STREET, LONDON
£400,000 (2023)£415,000 (2025)+3.8% over 2.2 yrs (+1.7%/yr)
Source: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Real transactions, never estimates. All sales.
On the map
Where EC2Y sits in City of London
The pins are the 5 most recent recorded sales: real prices on real streets, not a valuation.
Latest sales
The most recent sales in EC2Y
803, FROBISHER CRESCENT, LONDON
Flat / maisonette · Leasehold · 12 Aug 2026
£510,000
SPEED HOUSE, BARBICAN, LONDON
Flat / maisonette · Leasehold · 31 Jul 2026
£770,000
WILLOUGHBY HOUSE, BARBICAN, LONDON
Flat / maisonette · Leasehold · 22 Jul 2026
£825,000
WILLOUGHBY HOUSE, BARBICAN, LONDON
Flat / maisonette · Leasehold · 16 Jul 2026
£1,100,000
SHAKESPEARE TOWER, BARBICAN, LONDON
Flat / maisonette · Leasehold · 3 Jul 2026
£1,775,000
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors). EC2Y includes the Aldersgate ward.
In plain English
What the City of London (EC2Y) numbers mean
- Prices here are widely spread: most sales fell between £510,000 and £1,800,000, so the median says little about any one home.
- 100% of these sales were leasehold, which marks a flat-heavy market. Buyers here weigh remaining lease length, ground rent and service charges as much as the price.
- This is a quiet district: only about 7 recorded sales a month.
Only 250 sales sit behind these figures, so they are a rough guide rather than a firm reading.
Based on 250 recorded sales between 1 August 2023 and 12 August 2026. HM Land Registry Price Paid Data, to 28 August 2026; page data refreshed 7 October 2026. Compared with the UK House Price Index. Written by Your Property Check (Check Labs Ltd, Birmingham) from this data. How we read the data · spotted a mistake? Tell us. Contains HM Land Registry data © Crown copyright and database right. UK House Price Index licensed under the Open Government Licence v3.0.
Area data
What else the records hold on EC2Y
Council tax and schools, each from the body that publishes it, with the sample it rests on stated beside it.
Council tax
What council tax costs in EC2Y
£1,330
Band D a year in City of London, 2026-27: the benchmark band every English authority is compared on.
All bands
| Band | 1991 value | A year |
|---|---|---|
| A | up to £40,000 | £886 |
| B | £40,001–£52,000 | £1,034 |
| C | £52,001–£68,000 | £1,182 |
| D | £68,001–£88,000 | £1,330 |
| E | £88,001–£120,000 | £1,625 |
| F | £120,001–£160,000 | £1,920 |
| G | £160,001–£320,000 | £2,216 |
| H | over £320,000 | £2,659 |
These are City of London's charges for 2026-27, the authority EC2Y falls in, not an estimate for any individual home. A property's band is set by the Valuation Office Agency and we never guess it; look up a band on GOV.UK and read your row. Bands reflect what a home was worth on 1 April 1991, not today.
Source: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · 8 of 8 bands published for City of London · data to 2026-27 financial year
Schools
Schools near EC2Y
8
open schools within 3 km, nearest City of London School for Girls.
All schools
City of London School for Girls
Independent schools · EC2Y 8BB
77 m
Not graded
Guildhall School of Music and Drama
Universities · EC2Y 8DT
82 m
Not graded
Prior Weston Primary School and Children's Centre
Primary · Local authority maintained schools · EC1Y 8JA
273 m
Good · 2022
Charterhouse Square School
Independent schools · EC1M 6EA
370 m
Not graded
Fashion Retail Academy
Other types · EC2M 6SE
414 m
Not graded
City of London Primary Academy, Islington
Primary · Free Schools · EC1Y 0AE
461 m
Outstanding · 2019
St Paul's Cathedral School
Independent schools · EC4M 9AD
669 m
Not graded
The Lyceum
Independent schools · EC2A 2DU
716 m
Not graded
School data from the Department for Education “Get Information about Schools” (GIAS) and Ofsted inspection outcomes. Open Government Licence v3.0. The Ofsted grade shown is the last single overall grade on record (single grades were withdrawn in September 2024). Shows nearest schools by distance, not legal catchment areas. Distances are from the EC2Y district centroid, not from any address.
Source: Department for Education: Get Information about Schools, with Ofsted grades · 8 open schools within 3 km, 2 with a grade on record
Area context
Planning and deprivation near EC2Y
What is being built nearby and how the area ranks, as context for the neighbourhood and never a judgement on a home.
Planning applications
Planning activity around EC2Y
6,519
applications within 500 m of the district centre, as last checked 24 July 2026.
Recent applications
Islington/P2026/1889/AODUndecided
368 m
Approval of Details pursuant to Condition 11 (BREEAM) of planning permission: P2024/1208/FUL dated 08/11/2024
Received 2026-07-16
City/26/01007/MDCUndecided
219 m
Submission of detail pack pursuant to discharge of condition 23 of planning permission 22/00202/FULMAJ dated 23.01.2023.
Received 2026-07-15
City/26/01006/MDCUndecided
219 m
Submission of BREEAM Details Pack pursuant to discharge of condition 10 of planning permission 22/00202/FULMAJ dated 23.01.2023.
Received 2026-07-15
City/26/00997/NMAUndecided
319 m
Application for non-material amendments under S96A of the Town and Country Planning Act 1990 (as amended) to amend Condition 2 (Details), Condition 66 (Post Construction Urban Greening Factor and Biodiversity Net Gain), and Condition 83 (Approved Drawings) pursuant to planning permission ref. 24/00209/FULMAJ (dated 14.10.2025) (as amended) for: (i) the introduction of a steel frame; (ii) WC core adjustments and extension of the south transfer beam; (iii) facade amendments including rear elevation realignment, removal of ventilation indents, addition of a fire escape door and ground floor louvres, and revised cladding; (iv) roof level changes including introduction of Level 21 balustrade and Level 19 canopy; (v) introduction of Level 14 ventilation intake and associated landscaping amendments; (vi) highways amendments including an increased kerb radius and access to the electrical supply station in the Plaza; and (vii) associated updates to the quantum of Class E(g)(i), E(a/b) and F2(b) floorspace.
Received 2026-07-14
Islington/P2026/1868/ADVUndecided
463 m
Internally illuminated sequential advertisement capable of static and dynamic content display with automatic rotation of images
Received 2026-07-14
City/26/01013/PODCUndecided
444 m
Submission of the Local Training, Skills and Job Brokerage Strategy (Demolition) pursuant to Schedule 3 Paragraph 3.2 of the S106 Agreement dated 04 September 2025 (Planning Application Reference: 24/01173/FULL).
Received 2026-07-14
Applications are matched within 500 m of the EC2Y district centroid, so this is activity in the area, not at any one address. Register wording and status are reproduced as the local planning authority published them. Showing 6 of 20 held; run a live planning search for EC2Y for the current picture.
Source: Local planning authority records via PlanIt · 6519 applications matched within 500 m of the district centre · data to 24 July 2026
Deprivation (IMD)
Area profile for EC2Y
Decile 8 of 10
Median across 12 sampled postcodes; 1 is the most deprived 10% of England, 10 the least.
Read the detail
Across the 12 sampled EC2Y postcodes, deprivation runs decile 8 to decile 10, with a median of decile 8 of 10: where 1 is among the most deprived 10% of England and 10 the least deprived.
EC2Y 8NJ, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 8 of 10, where 1 is among the most deprived 10% of England and 10 the least deprived. It's area context for the wider neighbourhood, not a judgement on any individual home.
Contains public sector information licensed under the Open Government Licence v3.0 (English Indices of Deprivation 2025, MHCLG). Deprivation is published for small areas (LSOAs), not for postcode districts, so EC2Y spans several. We sampled 12 postcodes in EC2Y: the ones with the most recent recorded sales, up to a limit of 12. That is a convenience sample, not a random one, so it leans toward streets where homes are changing hands. 12 returned a row. It is context for the neighbourhood, never a judgement on any individual home. How we choose the sample.
Source: Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · 12 postcodes sampled of 12 checked · data to 2025 indices
Cost to run
Two sources, one table
What it costs to run a home in EC2Y, band by band
City of London's council tax for 2026-27 set against the EC2Y median sold price of £865,000 across 250 recorded sales: the annual running cost beside the purchase price, which neither source shows on its own.
| Band | 1991 valueVOA basis | A yearCity of London | A month÷ 12 | Of the median÷ £865,000 |
|---|---|---|---|---|
| A | up to £40,000 | £886 | £74 | 0.10% |
| B | £40,001–£52,000 | £1,034 | £86 | 0.12% |
| C | £52,001–£68,000 | £1,182 | £99 | 0.14% |
| D | £68,001–£88,000 | £1,330 | £111 | 0.15% |
| E | £88,001–£120,000 | £1,625 | £135 | 0.19% |
| F | £120,001–£160,000 | £1,920 | £160 | 0.22% |
| G | £160,001–£320,000 | £2,216 | £185 | 0.26% |
| H | over £320,000 | £2,659 | £222 | 0.31% |
The last column is the band's annual charge divided by the EC2Y median sold price. A comparison of two published figures, not a rate anyone charges. It is not a mapping from price to band: a band records what a home was worth on 1 April 1991 and is set by the Valuation Office Agency, so it cannot be worked out from a 2020s sale price. Look up a specific band on GOV.UK. Instalment counts vary by authority, so the monthly column is simply the year over twelve.
Sources: HM Land Registry Price Paid Data: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Median across 250 recorded sales. · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, City of London, 2026-27.
Address by address
Address by address
What individual homes in EC2Y sold for
The 24 most recently sold doors of the 56 distinct addresses in the records we hold for EC2Y. Real recorded transactions: never estimates.
803, FROBISHER CRESCENT, LONDON
EC2Y 8HD · Flat / maisonette · Leasehold · 1 recorded sale
£510,000
2026-08-12
SPEED HOUSE, BARBICAN, LONDON
EC2Y 8AT · Flat / maisonette · Leasehold · 6 recorded sales
£770,000
2026-07-31
WILLOUGHBY HOUSE, BARBICAN, LONDON
EC2Y 8BL · Flat / maisonette · Leasehold · 7 recorded sales
£825,000
2026-07-22
WILLOUGHBY HOUSE, BARBICAN, LONDON
EC2Y 8BN · Flat / maisonette · Leasehold · 5 recorded sales
£1,100,000
2026-07-16
SHAKESPEARE TOWER, BARBICAN, LONDON
EC2Y 8NJ · Flat / maisonette · Leasehold · 1 recorded sale
£1,775,000
2026-07-03
BUNYAN COURT, BARBICAN, LONDON
EC2Y 8DH · Flat / maisonette · Leasehold · 7 recorded sales
£1,500,000
2026-06-30
LAUDERDALE TOWER, BARBICAN, LONDON
EC2Y 8NA · Flat / maisonette · Leasehold · 6 recorded sales
£2,400,000
2026-06-30
ANDREWES HOUSE, BARBICAN, LONDON
EC2Y 8BA · Flat / maisonette · Leasehold · 7 recorded sales
£793,292
2026-06-25
JOHN TRUNDLE COURT, BARBICAN, LONDON
EC2Y 8DJ · Flat / maisonette · Leasehold · 6 recorded sales
£835,000
2026-06-24
JOHN TRUNDLE COURT, BARBICAN, LONDON
EC2Y 8NE · Flat / maisonette · Leasehold · 5 recorded sales
£495,000
2026-06-19
6 - 9, BRIDGEWATER SQUARE, LONDON
EC2Y 8AG · Flat / maisonette · Leasehold · 2 recorded sales
£465,000
2026-06-12
LAUDERDALE TOWER, BARBICAN, LONDON
EC2Y 8BY · Flat / maisonette · Leasehold · 3 recorded sales
£1,375,000
2026-05-28
5, MOOR LANE, LONDON
EC2Y 9AP · Flat / maisonette · Leasehold · 11 recorded sales
£880,000
2026-05-08
BRANDON MEWS, BARBICAN, LONDON
EC2Y 8BE · Terraced · Leasehold · 3 recorded sales
£980,000
2026-05-06
5, MOOR LANE, LONDON
EC2Y 9AZ · Flat / maisonette · Leasehold · 8 recorded sales
£402,500
2026-04-14
SHAKESPEARE TOWER, BARBICAN, LONDON
EC2Y 8DR · Flat / maisonette · Leasehold · 11 recorded sales
£1,400,000
2026-03-31
BEN JONSON HOUSE, BARBICAN, LONDON
EC2Y 8NH · Flat / maisonette · Leasehold · 5 recorded sales
£1,085,000
2026-03-20
DEFOE HOUSE, BARBICAN, LONDON
EC2Y 8DN · Flat / maisonette · Leasehold · 10 recorded sales
£650,000
2026-02-17
DEFOE HOUSE, BARBICAN, LONDON
EC2Y 8ND · Flat / maisonette · Leasehold · 9 recorded sales
£949,999
2026-02-17
BEN JONSON HOUSE, BARBICAN, LONDON
EC2Y 8NQ · Flat / maisonette · Leasehold · 7 recorded sales
£736,000
2026-01-15
ROMAN HOUSE, WOOD STREET, LONDON
EC2Y 5AG · Flat / maisonette · Leasehold · 7 recorded sales
£665,000
2026-01-07
SPEED HOUSE, BARBICAN, LONDON
EC2Y 8AU · Flat / maisonette · Leasehold · 4 recorded sales
£820,000
2025-12-17
801, FROBISHER CRESCENT, LONDON
EC2Y 8HD · Flat / maisonette · Leasehold · 1 recorded sale
£2,150,000
2025-12-11
THE COBALT BUILDING, 10 - 15, BRIDGEWATER SQUARE, LONDON
EC2Y 8AH · Flat / maisonette · Leasehold · 6 recorded sales
£565,000
2025-12-10
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Addresses come from recorded sales since 1995, so homes that have never sold do not appear. 0 of these 24 doors resolve to a confident property record and link through; the rest are listed without a link. We match a door to a property record only where the match is certain, never by guessing.
Questions, answered
The EC2Y report: your questions
What is the average house price in EC2Y?
Are house prices going up in EC2Y?
How many homes sold in EC2Y last year?
What does each type of home cost in EC2Y?
How much is council tax in EC2Y?
Which schools are near EC2Y?
How up to date are the EC2Y sold prices?
Is EC2Y a deprived area?
Have there been planning applications near EC2Y?
Preview of the paid report
What the report adds
The free page above is the district. The OfferCheck report goes to the home you are buying.
- Which flags matter for a home
- Flood risk detail
- Planning applications list
- Crime breakdown
- Questions to ask the seller
Placeholder rows only. Nothing is shown until you unlock it.
Nearby
Postcode districts near EC2Y
The closest districts to EC2Y by straight-line distance between district centres.
- House prices in EC1Y (London) 0.3 miles
- House prices in EC1M (London) 0.4 miles
- House prices in EC2A (London) 0.5 miles
- House prices in EC1A (London) 0.5 miles
- House prices in EC1V (London) 0.5 miles
- House prices in EC4V (London) 0.6 miles
- House prices in EC1N (London) 0.7 miles
- House prices in EC4A (London) 0.7 miles
Free tool
Council tax bands in EC2YFree tool
Schools near EC2YFree tool
Planning applications in EC2Y
Free checks
Check EC2Y in detail
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Every signal in one OfferCheck report
PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for EC2Y, every figure sourced, in one report.
Data sources
Every EC2Y figure is official and dated
Real recorded data from the UK's official registers, never an estimated valuation.
- HM Land RegistrySold prices
- MHCLGCouncil tax & deprivation
- Department for Education · OfstedSchools
- Local planning authoritiesPlanning applications
- Police.UKStreet-level crime
- Environment AgencyFlood risk
- postcodes.io · ONSGeography
Sources: HM Land Registry Price Paid Data · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · Department for Education: Get Information about Schools, with Ofsted grades · Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · Local planning authority records via PlanIt · Police.UK · Environment Agency · postcodes.io / ONS. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. All figures are real, attributed and carry the sample they rest on: never estimates, never a valuation. All sales · Get Free Valuation · About Your Property Check.