Local market reports › E area › E20
Olympic Park market report E20, London
The standing E20 (Olympic Park) property market report, rebuilt from the full public record every month. Underneath every chart here sit 1,280 registered sales in E20 (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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical E20 (London) home changed hands for £635,000 in 2026 (median of 21 registered sales, down 11% on five years earlier), with the mean at £612,000, and by floor area homes here have averaged about £8,040 per square metre over the last five years. Source: 1,280 completed sales on the HM Land Registry record since 2007, updated with each monthly release. No valuations, no asking prices.
E20 is a postcode district covering Olympic Park, and parts of Stratford, Homerton in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
E20 sold prices: where the market stands
Take the 21 registered 2026 sales in E20 and the middle price, the median, is £635,000. The mean lands at £612,000, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E20
Per square metre, E20 homes have averaged around £8,040 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, E20 runs 123% above it.
The price of a typical E20 home, 2007 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £635,000 | £635,000 | 21 |
| 2025 | £652,500 | £668,103 | 78 |
| 2024 | £585,000 | £621,975 | 53 |
| 2023 | £500,000 | £549,378 | 53 |
| 2022 | £600,000 | £703,568 | 200 |
| 2021 | £715,000 | £905,282 | 123 |
| 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 home went from £229,400 in 2007 to £635,000 in 2026, roughly 2.8 times the price. Inflation explains only part of it: in today's money the rise is still about 63%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2015; the current median sits about 40% below that. Someone who bought at the 2015 peak has not yet seen that price back in real terms.
Year-on-year change in the E20 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 86% of the typed total.
Median by property type, E20
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 |
|---|---|---|---|
| Terraced | £1,172,500 (2024) | – | 172 |
| Flats | £480,000 | 19 | 1,100 |
What E20 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.7% | −5.0% |
| 5 years (since 2021) | −2.3% | −6.8% |
| 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.
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 57 sales completed in E20. Unusually, activity here runs above its pre-2008 level: 81 sales a year over the last five years against 1 before the financial crisis. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the E20 market
Only 57 sales completed here in the last twelve months of data, which makes E20 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. E20 is currently the dearest district of its postcode area by median price.
The rental side of E20
E20 falls under Newham, where the ONS puts the average private rent at £1,923 a month (May 2026 figures). The spread runs from £1,626 a month for a typical one-bed to £2,664 at four-plus bedrooms, which is size doing most of the pricing.
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 £635,000 median sold price makes a gross yield of 3.6%. 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.
What people ask about E20 (Olympic Park)
How much did a house sell for in E20 (Olympic Park)?
Are property prices falling in E20 (Olympic Park)?
Is E20 (Olympic Park) a good place to buy a house?
Where do E20 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 11% over five years in cash but down 30% 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 you could buy in E20 now
Everything above is what homes in E20 sold for. This is what you could actually buy today: 13 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 22% below the E20 median sold price.
15% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 E20 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: E prices by size
What homes of each size actually sold for across the E area, from the Land Registry record. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
E20 ranks 16 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside E20, 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 |
|---|---|---|
| E20 1 | £635,000 | 17 |
How E20 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 (this report) | £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 | £375,000 | -19% |
Thinking of selling in E20? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E20, open the average prices map and zoom from the E20 shading down to the sold homes on your own street. Every recorded E20 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E20: the featured spot on this report is free for founding agents, one per district. Claim E20.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E20. Free, with a one click sign in.
See every individual E20 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.