By using this website, you agree to our use of cookies to enhance your experience.


Right on track – Crossrail house prices up by as much as 215%

Postcodes with stations due to benefit from Crossrail (CR) have seen house prices increase by 79% since the project was first announced, research by a London agent has found.

Benham and Reeves has tracked the Crossrail house prices since the project was first announced in July 2008. Along with monitoring house price growth, the agency has also uncovered how these postcodes compare to the wider local authorities in which they are located.

Crossrail house price growth


The latest figures show that postcodes home to a Crossrail station have seen house prices climb by 79% on average since 2008. 

The W1 postcode, home to the Tottenham Court Road and Bond Street Crossrail stations, has seen the largest increase. Back in July 2008, the average property price was just £725,603, but this has since climbed by 215% to just shy of £2.3 million today. 

The Woolwich CR station in the SE18 postcode has seen the second-largest uplift in property values, climbing by 128% since the project was first announced, with the Goodmayes (116%), Seven Kings (116%), Romford (112%), Twyford (110%), Manor Park (103%) and Forest Gate (102%) CR stations also seeing surrounding property values climb by over 100%. 

Crossrail property price premiums

Not only have Crossrail house prices increased notably, but on average, they also sit 14% above the average price of the wider areas in which the stations are located. 

Tottenham Court Road and Bond Street sit top, coming in 163% and 121% higher than the respective average price of property in the boroughs of Camden and Westminster. 

Liverpool Street (40%), Twyford (32%) and Whitechapel (28%) also rank amongst the Crossrail stations commanding the highest house price premiums versus the wider local area. 

Crossrail affordability

There are, however, no less than 13 stations where average property values sit below that of the wider area, offering homebuyers some respective house price affordability.

Southall is home to the largest level of Crossrail affordability, coming in -27% more affordable than the wider area of Ealing. 

West Drayton (-17%), Hayes and Harlington (-15%), Brentwood (-13%) and Ilford (-13%) also offer some of the greatest levels of Crossrail affordability when compared to the wider area. 

The gift that keeps on giving

Marc von Grundherr, director of Benham and Reeves, comments: “Despite the extensive delays to its actual delivery, Crossrail has been the gift that keeps on giving for homeowners living within arm’s reach of a Crossrail station.”

“We don’t expect this influence to subside anytime soon and house price growth surrounding these stations is likely to climb further still until the project itself has come to full fruition.”

Once it has and homebuyers know where they stand with the services available to them, von Grunderr believes this upward growth may well subside. “However, these stations are likely to continue commanding a healthy premium in the same way a good tube link does in today’s market.”

He concludes: “The good news is there are still a number of stations where house prices surrounding a Crossrail station remain below that of the wider area and these make an ideal area of investment for savvy buyers with an eye on future house price appreciation.”

Table shows house price growth in postcodes home to a Crossrail station since it was first announced in July 2008
    Crossrail Station

CR Station Postcode

Postcode Average House Price - July 2008 Postcode Average House Price - May 2022   Change (%)  

Tottenham Court Road/Bond Street

W1 £725,603 £2,285,739   215%  
    Woolwich SE18 £181,022 £413,360   128%  

Goodmayes/Seven Kings

IG3 £254,328 £548,526   116%  
    Romford RM1 £199,635 £423,740   112%  
    Twyford RG10 £303,248 £636,652   110%  
    Manor Park E12 £222,916 £452,153   103%  
    Forest Gate E7 £234,723 £474,217   102%  
    West Ealing W13 £322,644 £639,641   98%  
    Abbey Wood SE2 £196,698 £380,233   93%  
    Chadwell Heath RM6 £219,239 £418,138   91%  
    Liverpool Street EC2 £618,333 £1,178,447   91%  
    Stratford/Maryland E15 £232,879 £441,602   90%  
    Harold Wood RM3 £212,717 £397,406   87%  
    Hanwell W7 £296,267 £542,013   83%  

Heathrow T2,3,4 & 5

TW6 £220,088 £397,443   81%  
    Langley SL3 £250,372 £448,586   79%  
    Gidea Park RM2 £290,884 £517,473   78%  
    Acton Main Line W3 £313,803 £555,008   77%  

Hayes and Harlington

UB3 £218,713 £384,550   76%  
    West Drayton UB7 £215,631 £375,434   74%  
    Whitechapel E1 £346,101 £601,966   74%  
    Shenfield CM15 £335,106 £575,491   72%  
    Farringdon EC1 £486,120 £826,947   70%  
    Southall UB2 £230,662 £389,013   69%  
    Custom House E16 £279,065 £451,439   62%  
    Ilford IG1 £265,739 £416,277   57%  
    Slough/Burnham SL1 £219,835 £336,562   53%  
    Brentwood CM14 £273,827 £403,988   48%  
    Canary Wharf E14 £382,767 £550,333   44%  
    Ealing Broadway W5 £446,643 £642,021   44%  


SL6 £375,349 £508,877   36%  
    Iver SL0 £434,500 £588,567   35%  
    Reading RG1 £218,559 £282,915   29%  
    Paddington W2 £957,350 £1,073,971   12%  
    Average   79%  

Please login to comment

MovePal MovePal MovePal
sign up