Local market reports › E area › E16
Silvertown market report E16, London
The E16 (Silvertown) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 21,960 HM Land Registry entries for E16 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in E16 (London) sold for £375,000 in 2026, the median of 181 registered sales, down 19% on five years earlier. The mean was £386,100, and by floor area homes here have averaged about £6,060 per square metre over the last five years. The figures cover 21,960 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district E16 covering Silvertown, Royal Docks, North Woolwich sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E16 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
In the E16 property market, the 2026 median sale price is £375,000, from 181 registered sales; the mean, the "average house price" most sites quote, is £386,100, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
E16 prices by floor area
Averaged across five years of sales, floor space in E16 costs about £6,060 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, E16 runs 32% above it.
E16's median sold price, 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 | 181 |
| 2025 | £465,000 | £476,120 | 797 |
| 2024 | £467,900 | £497,474 | 840 |
| 2023 | £448,900 | £493,231 | 605 |
| 2022 | £425,000 | £498,361 | 639 |
| 2021 | £465,000 | £588,750 | 708 |
| 2020 | £431,900 | £560,399 | 776 |
| 2019 | £410,000 | £537,412 | 467 |
| 2018 | £437,000 | £582,529 | 1,143 |
| 2017 | £410,000 | £559,199 | 1,428 |
| 2016 | £384,000 | £537,220 | 889 |
| 2015 | £335,000 | £473,355 | 740 |
| 2014 | £280,000 | £397,229 | 734 |
| 2013 | £248,000 | £356,847 | 690 |
| 2012 | £229,000 | £337,059 | 415 |
| 2011 | £239,000 | £360,798 | 271 |
| 2010 | £242,500 | £380,302 | 397 |
| 2009 | £215,000 | £345,614 | 275 |
| 2008 | £250,000 | £409,803 | 724 |
| 2007 | £246,000 | £417,285 | 917 |
| 2006 | £227,000 | £394,043 | 939 |
| 2005 | £215,000 | £382,613 | 779 |
| 2004 | £197,000 | £357,790 | 723 |
| 2003 | £185,000 | £340,815 | 940 |
| 2002 | £164,500 | £309,505 | 1,003 |
| 2001 | £137,200 | £263,760 | 1,018 |
| 2000 | £112,000 | £219,800 | 780 |
| 1999 | £78,800 | £157,044 | 613 |
| 1998 | £70,000 | £141,300 | 519 |
| 1997 | £62,200 | £127,560 | 496 |
| 1996 | £52,500 | £110,720 | 314 |
| 1995 | £42,800 | £93,041 | 200 |
In cash terms the typical E16 home went from £42,800 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 303%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 36% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E16 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 2000 (+42.1% on the year before); the weakest, 2026 (−19.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −19.4% | −21.2% |
| 5 years (since 2021) | −4.2% | −8.6% |
| 10 years (since 2016) | −0.2% | −3.5% |
| 20 years (since 2006) | +2.5% | −0.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 74% of the typed total. In 2013, the last year both were recorded here, a detached home traded at £320,000 against £247,500 for a flat, a 29% premium.
Median by property type, E16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £320,000 (2013) | – | 24 |
| Semi-detached | £467,500 (2025) | – | 404 |
| Terraced | £425,000 | 35 | 5,205 |
| Flats | £355,000 | 143 | 16,273 |
How many homes change hands in E16
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
E16 recorded 416 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 887 sales a year before the financial crisis and 612 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.
The shape of the E16 market
By median price E16 sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
Rents around E16
E16 falls under Newham, 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.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
Set against the £375,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 6.2%: 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.
Real searches this page gets asked
To the person who searched home valuation e16
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £375,000 median and every recorded sale nearby, on the average prices map right down to street level.
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.
Asked and answered: E16 (Silvertown)
Is E16 (Silvertown) a good place to buy a house?
How much did a house sell for in E16 (Silvertown)?
Are property prices falling in E16 (Silvertown)?
What happens to E16 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 19% over five years in cash but down 36% 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.
What is for sale in E16 right now
Everything above is what homes in E16 sold for. The live side of the market holds 156 homes at the moment, listed by 12 agents publishing to HomesIndex, at a typical asking price 3% below the E16 median sold price.
37% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
E16 ranks 18 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside E16, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E16 1 | £358,800 | 72 |
| E16 2 | £375,000 | 67 |
| E16 3 | £405,000 | 28 |
| E16 4 | £418,500 | 14 |
How E16 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £635,000 | -11% |
| E5 | £585,000 | +2% |
| E8 | £575,000 | -2% |
| E17 | £563,500 | +13% |
| E11 | £548,500 | +7% |
| E4 | £545,000 | +14% |
| E9 | £526,500 | -4% |
| E10 | £525,000 | +11% |
| E7 | £500,000 | +4% |
| E2 | £499,000 | -6% |
| E1W | £495,000 | -34% |
| E18 | £490,000 | -9% |
| E12 | £480,000 | +9% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E3 | £446,500 | -4% |
| E15 | £440,000 | -2% |
| E6 | £425,000 | +9% |
| E13 | £415,000 | +4% |
| E16 (this report) | £375,000 | -19% |
Selling in E16? 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'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E16.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to E16. Free after a one click sign in.
The live map plots every individual E16 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.