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Start with the current market in Clayhall, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£580,000
Eligible sales · trailing 24 months
Per square metre
£5,417/m²
Matched sales · trailing 24 months
5-year change
+9.8%
Rolling 12-month medians, five years apart
From rolling peak
-5.7%
Against the highest rolling 12-month median
Market read
The median sale in Clayhall (IG5) was £580,000, which works out at roughly £5,417 per square metre. The district is trading 23.8% below the high set in 2026. At 12.9 times median local earnings, that is one of the least affordable ratios in England and Wales. Floor area varies far more than room counts suggest: properties recorded with 4 habitable rooms — bedrooms and receptions together — range from 65 to 120 m² here. Values have risen 4.4% over the past five years.
Floor-area evidence
Repeat EPC records in this area show some variation in recorded floor area.
Among 1,138 dwellings with repeat EPCs in Clayhall, the typical recorded floor-area range was 7%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£470,000
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£708,750
25% of recent eligible sales were above this
Property types
£262,500
£4,519/m²
£621,500
£5,591/m²
£597,500
£5,296/m²
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£401,000
£4,637/m²
£625,000
£4,801/m²
£597,500
£5,606/m²
£570,000
£6,196/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
3,867
Latest certificate to 30 July 2026
Rated D–G
64%
Current EPC rating in the certificate sample
Potentially higher rating
76%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In Clayhall, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 2 | 41 m² | 45 m² | 54 m² | 81 |
| 3 | 43 m² | 61 m² | 74 m² | 244 |
| 4 | 65 m² | 87 m² | 120 m² | 324 |
| 5 | 83 m² | 105 m² | 136 m² | 447 |
| 6 | 98 m² | 131 m² | 172 m² | 273 |
| 7 | 119 m² | 149 m² | 181 m² | 161 |
| 8 | 134 m² | 172 m² | 201 m² | 83 |
| 9 | 158 m² | 186 m² | 227 m² | 30 |
| 10 | 162 m² | 187 m² | 223 m² | 11 |
| 11 | 163 m² | 189 m² | 219 m² | 6 |
The widest spread here is among homes with 4 habitable rooms, ranging from 65 to 120 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 25 June 2026.