Local market reports › E area › E20 › E20 1
Olympic Park market report E20 1, London
The E20 1 (Olympic Park) house price history in full, 2007 to 2026, in cash and in today's money. Underneath every chart here sit 1,197 registered sales in E20 1 (London) since 2007, 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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in E20 1 (London) came in at £635,000, out of 17 registered, down 11% on five years earlier, and the mean stands at £586,200, and by floor area homes here have averaged about £7,820 per square metre over the last five years. The record behind it is 1,197 completed sales lodged with HM Land Registry since 2007, monthly refreshed, with no valuations or asking prices anywhere in the figures.
E20 1 is one sector of E20 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
E20 1 sold prices: where the market stands
In the E20 1 property market, the 2026 median sale price is £635,000, from 17 registered sales; the mean, the "average house price" most sites quote, is £586,200, sitting below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
E20 1 prices by floor area
Averaged across five years of sales, floor space in E20 1 costs about £7,820 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.
The national median for England and Wales is £285,000, which puts E20 1 123% above the country at large.
The price of a typical E20 1 home, 2007 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £635,000 | £635,000 | 17 |
| 2025 | £637,500 | £652,745 | 54 |
| 2024 | £585,000 | £621,975 | 49 |
| 2023 | £500,000 | £549,378 | 53 |
| 2022 | £600,000 | £703,568 | 188 |
| 2021 | £717,500 | £908,448 | 84 |
| 2020 | £600,000 | £778,512 | 19 |
| 2019 | £620,000 | £812,672 | 151 |
| 2018 | £600,000 | £799,811 | 117 |
| 2017 | £498,000 | £679,222 | 337 |
| 2016 | £499,000 | £698,106 | 121 |
| 2015 | £745,000 | £1,052,685 | 6 |
| 2007 | £229,400 | £389,126 | 1 |
In cash terms the typical E20 1 home went from £229,400 in 2007 to £635,000 in 2026, roughly 2.8 times the price. Adjusted for inflation it still comes to a real rise of roughly 63%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2015, and today's median remains roughly 40% under it: a 2015 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E20 1 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 2018 (+20.5% on the year before); the weakest, 2016 (−33.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.4% | −2.7% |
| 5 years (since 2021) | −2.4% | −6.9% |
| 10 years (since 2016) | +2.4% | −0.9% |
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.
How many homes change hands in E20 1
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.
Over the last twelve months of data, 17 sales completed in E20 1. Unusually, activity here runs above its pre-2008 level: 72 sales a year over the last five years against 1 before the financial crisis. 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 tenants pay around E20 1
For renting purposes E20 1 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). 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 £635,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 3.6%: 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.
How E20 1 trades
This is a thin market: 17 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What people ask about E20 1 (Olympic Park)
How much did a house sell for in E20 1 (Olympic Park)?
Are property prices falling in E20 1 (Olympic Park)?
Is E20 1 (Olympic Park) a good place to buy a house?
Are E20 1 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 11% over five years in cash but down 30% 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.
On the market in E20 today
The live side of the market holds 13 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole E20 district, not just E20 1: live asking prices are collected per district.
15% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every E20 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
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. 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. Blank cells mean too few homes for the figure to mean anything.
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Zoom out to the full E20 district report for the type split, monthly volumes and how E20 compares with its neighbours.
Before you sell in E20 1: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E20 1, use the average prices map for a rough value: zoom from E20 1's shading down to the sold homes on your own street. The figures above are every recorded E20 1 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E20 1.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E20 1. Free after a one click sign in.
See every individual E20 1 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.
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.