E16 house prices are built from 21,859 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 19 Jun 2026. The median price paid across the whole record is £265,000. Across the 10 years from 2016 to 2026 the median moved -2.3% in cash — but once inflation is taken out, the change in 2026 money is -30.0%.
Median price paid
£265,000
Change in cash, 2016–2026
-2.3%
Change in real terms
-30.0%
Median per m²
£3,560
HM Land Registry21,859 sales6,283 with floor areaLatest sale 19 Jun 2026
Section 01
How E16 prices moved
The chart tracks the median E16 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £62,160 | £138,025 |
| 2000s | 10 | £197,000 | £358,876 |
| 2010s | 10 | £280,000 | £394,800 |
| 2020s | 7 | £448,438 | £458,186 |
The highest yearly median on record for E16 is £467,400 in 2024; the lowest is £42,750 in 1995. Across the full 32-year record the cash median has moved from £42,750 to £375,000.
In 2026 money that first median is worth £94,925, so the real change over the whole record is +295.0% — about +4.53% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: -2.3% in cash against -30.0% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| FLAT 23 the GRAINSTORE, 4 Western Gateway | 19 Jun 2026 | Flat or maisonette | £290,000 | £290,000 |
| 26 Baxter Road | 17 Jun 2026 | Terraced | £415,000 | £415,000 |
| FLAT 16 the GRAINSTORE, 3 Seagull Lane | 16 Jun 2026 | Flat or maisonette | £120,000 | £120,000 |
| 25 PENDANT COURT, 36 Royal Crest Avenue | 15 Jun 2026 | Flat or maisonette | £410,000 | £410,000 |
| FLAT 20 30 Barking Road | 15 Jun 2026 | Flat or maisonette | £285,000 | £285,000 |
| 1 Maud Street | 12 Jun 2026 | Flat or maisonette | £400,000 | £400,000 |
| FLAT 17 ADRIATIC APARTMENTS, 20 Western Gateway | 12 Jun 2026 | Flat or maisonette | £285,000 | £285,000 |
| FLAT 27 the GRAINSTORE, 4 Western Gateway | 12 Jun 2026 | Flat or maisonette | £285,000 | £285,000 |
| FLAT 28A the GRAINSTORE, 4 Western Gateway | 11 Jun 2026 | Flat or maisonette | £447,000 | £447,000 |
| FLAT 115 PIONEER COURT, 50 Hammersley Road | 10 Jun 2026 | Flat or maisonette | £350,000 | £350,000 |
| 503 JUPITER HOUSE, 2 Turner Street | 9 Jun 2026 | Flat or maisonette | £328,000 | £328,000 |
| 46 SUMMERSTON HOUSE, 51 Starboard Way | 5 Jun 2026 | Flat or maisonette | £627,500 | £627,500 |
| FLAT 10 LANCASTER HALL, 4 Wesley Avenue | 5 Jun 2026 | Flat or maisonette | £305,000 | £305,000 |
| 23 Lord Street | 4 Jun 2026 | Terraced | £477,000 | £477,000 |
| 103 ST. VINCENT COURT, 5 Hoy Street | 29 May 2026 | Flat or maisonette | £551,000 | £551,000 |
| FLAT 208 DRIFT COURT, 1 Basin Approach | 29 May 2026 | Flat or maisonette | £375,000 | £375,000 |
| FLAT 10 the RENOVATION, 4 Woolwich Manor Way | 29 May 2026 | Flat or maisonette | £300,000 | £300,000 |
| 1 Broadgate Road | 28 May 2026 | Detached | £575,000 | £575,000 |
| FLAT 102 the GALLEY, 3 Basin Approach | 26 May 2026 | Flat or maisonette | £242,000 | £242,000 |
| FLAT 22 CORAL APARTMENTS, 17 Western Gateway | 15 May 2026 | Flat or maisonette | £490,000 | £490,000 |
| 130 LINER HOUSE, 2 Royal Wharf Walk | 15 May 2026 | Flat or maisonette | £360,000 | £360,000 |
| FLAT 2 ROYAL CONNAUGHT APARTMENTS, 8 Connaught Road | 15 May 2026 | Flat or maisonette | £270,000 | £270,000 |
| 14 Bingley Road | 13 May 2026 | Flat or maisonette | £322,000 | £322,000 |
| 67 SUMMERSTON HOUSE, 51 Starboard Way | 11 May 2026 | Flat or maisonette | £380,000 | £380,000 |
| 8 Gadwall Close | 11 May 2026 | Flat or maisonette | £235,000 | £235,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to E16 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 23 the GRAINSTORE, 4 Western Gateway | £240,000 (2006) | £290,000 (2026) | +1.0% | -1.9% |
| FLAT 16 the GRAINSTORE, 3 Seagull Lane | £126,000 (2018) | £120,000 (2026) | -0.6% | -4.1% |
| FLAT 20 30 Barking Road | £179,950 (2012) | £285,000 (2026) | +3.3% | +0.4% |
| 25 PENDANT COURT, 36 Royal Crest Avenue | £408,000 (2018) | £410,000 (2026) | +0.1% | -3.5% |
| FLAT 27 the GRAINSTORE, 4 Western Gateway | £212,521 (2006) | £285,000 (2026) | +1.5% | -1.4% |
| FLAT 17 ADRIATIC APARTMENTS, 20 Western Gateway | £227,000 (2007) | £285,000 (2026) | +1.2% | -1.7% |
| 1 Maud Street | £500,000 (2016) | £400,000 (2026) | -2.2% | -5.4% |
| FLAT 28A the GRAINSTORE, 4 Western Gateway | £465,000 (2016) | £447,000 (2026) | -0.4% | -3.7% |
| FLAT 115 PIONEER COURT, 50 Hammersley Road | £450,000 (2017) | £350,000 (2026) | -2.8% | -6.0% |
| FLAT 10 LANCASTER HALL, 4 Wesley Avenue | £82,351 (1997) | £305,000 (2026) | +4.6% | +1.9% |
| 46 SUMMERSTON HOUSE, 51 Starboard Way | £652,000 (2017) | £627,500 (2026) | -0.4% | -3.8% |
| 23 Lord Street | £17,000 (1998) | £477,000 (2026) | +12.6% | +9.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. E16 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 16,191 | 74.1% | £315,000 | £4,000 – £1,420,000 |
| Terraced | 5,186 | 23.7% | £180,310 | £2,000 – £1,175,000 |
| Semi-detached | 406 | 1.9% | £195,000 | £33,750 – £610,000 |
| Detached | 76 | 0.3% | £250,000 | £40,000 – £640,000 |
Section 05
How big homes are in E16
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 12,297 certificates cover E16, and their median floor area is 68 m².
The median across the whole register is 76 m², so homes here are smaller than average — -10.5%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 68 m² | about 732 sq ft |
| Smaller quarter, up to | 52 m² | about 560 sq ft |
| Larger quarter, from | 82 m² | about 883 sq ft |
| Under 60 m² | 38.6% | 4,751 homes |
| 150 m² and over | 0.2% | 28 homes |
Section 06
Ownership and new build in E16
16,903 of the sales on record are leasehold and 4,956 freehold — 77.3% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £310,000 and the median freehold sale £180,000 — a gap of -41.9%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 16,903 | 77.3% | £310,000 |
| Freehold | 4,956 | 22.7% | £180,000 |
| New build | 9,047 | 41.4% | £355,000 |
| Existing home | 12,812 | 58.6% | £225,000 |
New builds sold for more than the median existing home — +57.8%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 2,879 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in E16
Every certificate carries an energy efficiency band as well as a floor area. Across Newham, 55.6% of 167,881 certificates sit in bands A to C, and 1.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 118 | 0.1% |
| B | 40,016 | 23.8% |
| C | 53,233 | 31.7% |
| D | 57,362 | 34.2% |
| E | 14,445 | 8.6% |
| F | 1,892 | 1.1% |
| G | 815 | 0.5% |
The Office for National Statistics puts the mean private rent in Newham at £1,928 a month as of Jun 2026 — £1,630 for a one-bedroom home and £2,209 for three bedrooms.
Against the median sale of £265,000 here, that rent is a gross yield of 8.73% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of E16, 854 crimes were recorded in Jun 2026: 251 violent, 39 burglary, 101 vehicle-related and 126 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 5.1 times busier.
Against the 351,036 residents the 2021 census counted in Newham, that is 2.43 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around E16
The 2021 census counted 351,036 residents in Newham across 115,511 households. 33.2% of those households own their home and 66.5% rent — a split the sold record cannot show, because only owners appear in it.
17 state and independent schools have a E16 postcode: 11 primary, 5 secondary, 1 nursery. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| London Design and Engineering UTC | Secondary | University technical college | 854 |
| Royal Docks Academy | Secondary | Academy sponsor led | 849 |
| Eastlea Community School | Secondary | Academy sponsor led | 593 |
| Star Primary School | Primary | Community school | 557 |
| Rosetta Primary School | Primary | Academy converter | 548 |
| Oasis Academy Silvertown | Secondary | Free schools | 512 |
| Ravenscroft Primary School | Primary | Academy converter | 479 |
| Rokeby School | Secondary | Academy converter | 473 |
| Hallsville Primary School | Primary | Academy converter | 460 |
| Royal Wharf Primary School | Primary | Free schools | 439 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Custom House Station | Tram | 0.2 km |
| Custom House (for ExCel) DLR Station | Metro or underground | 0.2 km |
| Custom House (for ExCel) DLR Station | Metro or underground | 0.3 km |
| Prince Regent DLR Station | Metro or underground | 0.3 km |
Section 09
How E16 compares
The median across the whole archive is £157,500. E16 sits above that national figure — +68.3%.
Where an EPC floor area could be matched to the sale, the median works out at £3,560 per square metre, across 6,283 of the 21,859 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £2,000 to £1,420,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
E16 sits in Newham, in London.
The Office for National Statistics puts the median home in Newham at 10.2 times median local earnings of £44,347 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside E16
The closest districts
- E62.4 km · £160,000
- E143.4 km · £320,000
- SE103.5 km · £390,000
- E153.8 km · £225,000
- SE184.1 km · £192,500
- E34.3 km · £270,000
- SE34.6 km · £300,000
- IG115.2 km · £170,000
This district mostly covers London.
Quick answers
Common questions about this data
What is the average house price in E16?
The median price paid in E16 across every sale on the register is £265,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in E16?
21,859 sales are on record for E16, the most recent completing on 19 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have E16 house prices actually risen?
In cash, the median rose -2.3% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -30.0%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were E16 house prices at their highest?
The highest yearly median on record is £467,400, set in 2024. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in E16?
£3,560 per square metre, from the 6,283 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 19 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “E16 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.