Basin Approach, London house prices are built from 639 sales lodged with HM Land Registry, the oldest in 2000 and the most recent on 29 May 2026. The median price paid across the whole record is £297,500. Across the 10 years from 2016 to 2026 the median moved -20.2% in cash — but once inflation is taken out, the change in 2026 money is -42.9%.
Median price paid
£297,500
Change in cash, 2016–2026
-20.2%
Change in real terms
-42.9%
Median per m²
£4,501
HM Land Registry639 sales182 with floor areaLatest sale 29 May 2026
Section 01
How Basin Approach, London prices moved
The chart tracks the median Basin Approach, London house price for every year with a recorded sale, from 2000 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 |
|---|---|---|---|
| 2000s | 10 | £312,000 | £568,372 |
| 2010s | 10 | £400,000 | £564,000 |
| 2020s | 3 | £451,250 | £461,060 |
The highest yearly median on record for Basin Approach, London is £560,000 in 2024; the lowest is £220,000 in 2000. Across the full 27-year record the cash median has moved from £220,000 to £345,000.
In 2026 money that first median is worth £440,000, so the real change over the whole record is -21.6% — about -0.93% 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: -20.2% in cash against -42.9% 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 208 Drift Court, 1 | 29 May 2026 | Flat or maisonette | £375,000 | £375,000 |
| Flat 102 the Galley, 3 | 26 May 2026 | Flat or maisonette | £242,000 | £242,000 |
| 12 | 31 Mar 2026 | Flat or maisonette | £420,000 | £420,000 |
| Flat 202 Drift Court, 1 | 20 Mar 2026 | Flat or maisonette | £355,000 | £355,000 |
| Flat 601 the Helm, 4 | 20 Mar 2026 | Flat or maisonette | £273,000 | £273,000 |
| Flat 604 the Galley, 3 | 17 Mar 2026 | Flat or maisonette | £220,000 | £220,000 |
| Flat 606 the Galley, 3 | 27 Feb 2026 | Flat or maisonette | £425,000 | £425,000 |
| Flat 403 Drift Court, 1 | 25 Feb 2026 | Flat or maisonette | £260,000 | £260,000 |
| 43 | 12 Feb 2026 | Flat or maisonette | £345,000 | £345,000 |
| Flat 309 Drift Court, 1 | 18 Dec 2025 | Flat or maisonette | £360,000 | £367,826 |
| 151 | 31 Oct 2025 | Flat or maisonette | £675,000 | £689,674 |
| Flat 407 Drift Court, 1 | 26 Sep 2025 | Flat or maisonette | £365,000 | £372,935 |
| Flat 306 the Galley, 3 | 11 Sep 2025 | Flat or maisonette | £442,500 | £452,120 |
| 154 | 19 Aug 2025 | Flat or maisonette | £700,000 | £715,217 |
| Flat 702 Fathom Court, 2 | 10 Jun 2025 | Flat or maisonette | £460,000 | £470,000 |
| 152 | 31 Mar 2025 | Flat or maisonette | £505,000 | £515,978 |
| Flat 106 Drift Court, 1 | 28 Mar 2025 | Flat or maisonette | £366,500 | £374,467 |
| Flat 504 Fathom Court, 2 | 28 Mar 2025 | Flat or maisonette | £277,000 | £283,022 |
| 137 | 27 Mar 2025 | Flat or maisonette | £467,500 | £477,663 |
| 9 | 28 Feb 2025 | Flat or maisonette | £640,000 | £653,913 |
| Flat 203 Fathom Court, 2 | 24 Feb 2025 | Flat or maisonette | £362,000 | £369,870 |
| 175 | 4 Dec 2024 | Flat or maisonette | £672,500 | £707,631 |
| Flat 701 Fathom Court, 2 | 1 Nov 2024 | Flat or maisonette | £560,000 | £589,254 |
| Flat 208 Fathom Court, 2 | 8 Oct 2024 | Flat or maisonette | £259,000 | £272,530 |
| 122 | 3 Oct 2024 | Flat or maisonette | £685,000 | £720,784 |
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 Basin Approach, London values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 208 DRIFT COURT, 1 Basin Approach | £250,000 (2010) | £375,000 (2026) | +2.6% | -0.4% |
| FLAT 102 the GALLEY, 3 Basin Approach | £250,000 (2008) | £242,000 (2026) | -0.2% | -3.0% |
| 12 Basin Approach | £225,000 (2000) | £420,000 (2026) | +2.4% | -0.3% |
| FLAT 601 the HELM, 4 Basin Approach | £380,000 (2008) | £273,000 (2026) | -1.8% | -4.6% |
| FLAT 202 DRIFT COURT, 1 Basin Approach | £240,000 (2010) | £355,000 (2026) | +2.5% | -0.5% |
| FLAT 604 the GALLEY, 3 Basin Approach | £265,000 (2008) | £220,000 (2026) | -1.0% | -3.8% |
| FLAT 606 the GALLEY, 3 Basin Approach | £250,000 (2009) | £425,000 (2026) | +3.2% | +0.2% |
| FLAT 403 DRIFT COURT, 1 Basin Approach | £185,000 (2010) | £260,000 (2026) | +2.1% | -0.8% |
| 43 Basin Approach | £160,000 (2001) | £345,000 (2026) | +3.1% | +0.4% |
| FLAT 309 DRIFT COURT, 1 Basin Approach | £260,000 (2010) | £360,000 (2025) | +2.2% | -0.8% |
| 151 Basin Approach | £388,500 (2003) | £675,000 (2025) | +2.5% | -0.3% |
| FLAT 407 DRIFT COURT, 1 Basin Approach | £250,000 (2010) | £365,000 (2025) | +2.6% | -0.5% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Basin Approach, London 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 | 630 | 98.6% | £295,000 | £155,000 – £1,800,000 |
| Terraced | 9 | 1.4% | £740,000 | £425,000 – £1,484,250 |
Section 06
Ownership and new build in Basin Approach, London
639 of the sales on record are leasehold and 0 freehold — 100.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 639 | 100.0% | £297,500 |
| Freehold | 0 | 0.0% | — |
| New build | 312 | 48.8% | £250,000 |
| Existing home | 327 | 51.2% | £375,000 |
New builds sold for less than the median existing home — -33.3%. 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 13 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 Basin Approach, London
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 £297,500 here, that rent is a gross yield of 7.78% 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 Basin Approach, London
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 Basin Approach, London compares
The median across the whole archive is £157,500. Basin Approach, London sits above that national figure — +88.9%.
Within London the street ranks 9808 of 21431 by median price, and its median is above the town figure of £285,000 (+4.4%).
Where an EPC floor area could be matched to the sale, the median works out at £4,501 per square metre, across 182 of the 639 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 £155,000 to £1,800,000. 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.
Basin Approach, London 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
Streets nearby
- Western Gateway£368,500 median
- Wesley Avenue£185,000 median
- Barrier Point Road£247,500 median
- Royal Crest Avenue£514,000 median
- Fishguard Way£188,000 median
- Wards Wharf Approach£305,000 median
- Bonnet Street£575,000 median
- Connaught Road£195,000 median
- Booth Road£266,500 median
- Tidal Basin Road£408,437 median
- Schooner Road£509,000 median
- Starboard Way£445,000 median
- Admiralty Avenue£475,000 median
- Hanover Avenue£289,237 median
- Seagull Lane£395,000 median
- Felixstowe Court£167,125 median
Addresses with more than one recorded sale
- FLAT 702, FATHOM COURT, 2 Basin Approach5 sales
- 146 Basin Approach5 sales
- 2 Basin Approach5 sales
- 93 Basin Approach5 sales
- 7 Basin Approach5 sales
- 51 Basin Approach5 sales
- FLAT 203, FATHOM COURT, 2 Basin Approach4 sales
- 175 Basin Approach4 sales
- 46 Basin Approach4 sales
- 155 Basin Approach4 sales
- 56 Basin Approach4 sales
- 136 Basin Approach4 sales
- 13 Basin Approach4 sales
- 4 Basin Approach4 sales
- 58 Basin Approach4 sales
- 28 Basin Approach4 sales
- 76 Basin Approach4 sales
- 71 Basin Approach4 sales
- 29 Basin Approach4 sales
- 163 Basin Approach4 sales
- 63 Basin Approach4 sales
- 62 Basin Approach4 sales
- 108 Basin Approach4 sales
- 50 Basin Approach4 sales
Back to London house prices.
Quick answers
Common questions about this data
What is the average house price in Basin Approach, London?
The median price paid in Basin Approach, London across every sale on the register is £297,500. 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 Basin Approach, London?
639 sales are on record for Basin Approach, London, the most recent completing on 29 May 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Basin Approach, London house prices actually risen?
In cash, the median rose -20.2% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -42.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Basin Approach, London house prices at their highest?
The highest yearly median on record is £560,000, 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 Basin Approach, London?
£4,501 per square metre, from the 182 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 29 May 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, “Basin Approach, London 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.