Local market reports › E area › E16 › E16 2
Silvertown market report E16 2, London
The E16 2 (Silvertown) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 8,036 registered sales in E16 2 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in E16 2 (London) sold for £375,000 in 2026, the median of 67 registered sales, down 26% on five years earlier. The mean was £387,900, and by floor area homes here have averaged about £6,140 per square metre over the last five years. The figures cover 8,036 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E16 2 is a postcode sector: one group of streets inside E16 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E16 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in E16 2
The 2026 median for E16 2 is £375,000, taken from 67 registered sales. The mean, which is what most sites call the "average house price", is £387,900, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in E16 2
Measured by floor area, the last five years of E16 2 sales average about £6,140 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving E16 2 32% above the national figure.
The price of a typical E16 2 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £375,000 | £375,000 | 67 |
| 2025 | £480,900 | £492,400 | 351 |
| 2024 | £517,400 | £550,102 | 474 |
| 2023 | £500,000 | £549,378 | 243 |
| 2022 | £429,500 | £503,638 | 350 |
| 2021 | £505,000 | £639,395 | 311 |
| 2020 | £445,000 | £577,397 | 563 |
| 2019 | £430,000 | £563,627 | 218 |
| 2018 | £480,000 | £639,849 | 579 |
| 2017 | £427,900 | £583,613 | 772 |
| 2016 | £412,000 | £576,392 | 200 |
| 2015 | £339,000 | £479,007 | 257 |
| 2014 | £290,000 | £411,416 | 257 |
| 2013 | £250,000 | £359,725 | 233 |
| 2012 | £243,000 | £357,666 | 126 |
| 2011 | £250,000 | £377,404 | 110 |
| 2010 | £247,500 | £388,144 | 121 |
| 2009 | £250,000 | £401,877 | 84 |
| 2008 | £250,000 | £409,803 | 110 |
| 2007 | £250,000 | £424,070 | 279 |
| 2006 | £235,000 | £407,930 | 241 |
| 2005 | £210,000 | £373,715 | 157 |
| 2004 | £224,500 | £407,736 | 171 |
| 2003 | £220,000 | £405,293 | 399 |
| 2002 | £181,800 | £342,055 | 454 |
| 2001 | £160,000 | £307,592 | 472 |
| 2000 | £170,000 | £333,625 | 232 |
| 1999 | £131,000 | £261,076 | 86 |
| 1998 | £52,200 | £105,369 | 38 |
| 1997 | £46,800 | £95,977 | 32 |
| 1996 | £43,200 | £91,107 | 24 |
| 1995 | £44,000 | £95,649 | 25 |
In cash terms the typical E16 2 home went from £44,000 in 1995 to £375,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 292%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2018; the current median sits about 41% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the E16 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1999 (+151.0% on the year before); the weakest, 2026 (−22.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E16 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −22.0% | −23.8% |
| 5 years (since 2021) | −5.8% | −10.1% |
| 10 years (since 2016) | −0.9% | −4.2% |
| 20 years (since 2006) | +2.4% | −0.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in E16 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
E16 2 recorded 67 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 297 sales a year recently, against 301 a year before 2008. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around E16 2
E16 2 falls under Newham, where the ONS puts the average private rent at £1,923 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,626 a month here against £2,664 for four or more bedrooms.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
£1,923 a month is £23,076 a year, which against the £375,000 median sold price makes a gross yield of 6.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the E16 2 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What people ask about E16 2 (Silvertown)
How much did a house sell for in E16 2 (Silvertown)?
Are property prices falling in E16 2 (Silvertown)?
Is E16 2 (Silvertown) a good place to buy a house?
Searches that land here, answered
These are the recorded searches for the wider E16 report family, answered with this page's own figures.
Searches like home valuation e16
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £375,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Will E16 2 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 26% over five years in cash but down 41% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in E16 right now
The live side of the market holds 156 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole E16 district, not just E16 2: live asking prices are collected per district.
37% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every E16 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Winners and losers across the E area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in E16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E16 1 | £358,800 | 72 |
| E16 3 | £405,000 | 28 |
| E16 4 | £418,500 | 14 |
Zoom out to the full E16 district report for the type split, monthly volumes and how E16 compares with its neighbours.
Selling in E16 2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E16 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working E16 2: the featured spot on this report is free for founding agents, one per district. Claim E16 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with E16 2 already set as the subject. Free, one click sign in.
See every individual E16 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.