Local market reports › E

E local market report East London

Every figure on this page comes from the public record: 427,673 sales registered with HM Land Registry in the E postcode area (East London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.

Sales data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

E is the postcode area centred on East London, taking in 21 districts. Figures this wide smooth over big local differences, so use the district reports below for anywhere specific.

What a home in E sells for

The 2026 median in E is £475,000, from 2,137 registered sales; the mean, £562,800, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.

For scale: the England and Wales median is £274,000, so E trades 73% above the country as a whole.

In cash terms the typical E home went from £55,000 in 1995 to £475,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 307%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 22% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.

The strongest year on record here is 2000 (+24.2% on the year before); the weakest, 2009 (−4.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

Annualised returns

Period	Cash, per year	Real terms, per year
1 years (since 2025)	−3.1%	−3.1%
5 years (since 2021)	−0.6%	−4.8%
10 years (since 2016)	+1.2%	−1.9%
20 years (since 2006)	+3.8%	+1.1%

Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.

Transaction volumes

E recorded 7,927 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 17,279 sales a year before the financial crisis and 9,867 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.

What homes rent for around E

E falls under Newham, the local authority covering most of the E area (parts fall under Tower Hamlets and Waltham Forest, where rents differ), where the ONS puts the average private rent at £1,923 a month (May 2026 figures). A one-bed averages £1,626 a month here and a four-or-more-bed £2,664, so size does most of the work in setting the rent.

Set against the £475,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 4.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.

Will E prices rise from here?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 3% over five years in cash but down 22% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

Ladders and snakes: five-year risers and fallers

The spread across the E area is the point: the same five years treated these districts very differently.

District by district

The area medians above hide a lot. Here is every E district with enough sales to measure, dearest first; each links to its own full report.

District	Median (2026)	5-year	Sales
E22	£820,500	–	76
E20 Olympic Park, and parts of Stratford	£635,000	+34%	13
E5 Upper Clapton, Lower Clapton	£575,000	+6%	89
E8 Hackney Central, Dalston	£570,000	+1%	82
E17 Walthamstow, Upper Walthamstow	£550,000	+13%	276
E7 Forest Gate	£540,000	+20%	73
E4 Chingford, Highams Park	£530,000	+13%	155
E9 Homerton, Hackney Wick	£525,000	+0%	53
E11 Leytonstone, Wanstead	£520,000	+5%	151
E10 Leyton, Temple Mills	£513,000	+11%	112
E1W Wapping, St Katharine Docks	£495,000	-31%	39
E3 Bow, Bow Common	£480,000	+6%	159
E18 South Woodford	£468,000	-11%	64
E2 Bethnal Green, Haggerston	£450,000	-15%	105
E1 Whitechapel	£440,000	-12%	98
E15 Stratford, Maryland	£438,000	-2%	87
E12 Manor Park, Little Ilford	£435,000	+4%	47
E14 Poplar, Isle of Dogs	£420,000	-32%	221
E6 East Ham, Beckton	£410,000	+8%	84
E13 Plaistow	£400,000	+3%	80
E16 Silvertown, Royal Docks	£373,000	-13%	148

Dig further

See every individual E sale on the live map, mapped to the exact address, or the quick-reference E price page. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.

How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.