Local market reports › E area › E6 › E6 1
East Ham market report E6 1, London
The E6 1 (East Ham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,499 HM Land Registry entries for E6 1 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for E6 1 (London) is £445,000, from 8 registered sales, up 11% on five years earlier; the mean is £383,100, and by floor area homes here have averaged about £4,620 per square metre over the last five years. Behind the figures sit 3,499 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like E6 1 is a single group of streets within E6 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where E6 1 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 a home in E6 1 sells for
In the E6 1 property market, the 2026 median sale price is £445,000, from 8 registered sales; the mean, the "average house price" most sites quote, is £383,100, sitting below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
What a square metre costs in E6 1
Measured by floor area, the last five years of E6 1 sales average about £4,620 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.
For scale: the England and Wales median is £285,000, so E6 1 trades 56% above the country as a whole.
The price of a typical E6 1 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 | £445,000 | £445,000 | 8 |
| 2025 | £406,000 | £415,709 | 40 |
| 2024 | £430,000 | £457,178 | 43 |
| 2023 | £350,000 | £384,565 | 41 |
| 2022 | £408,000 | £478,427 | 182 |
| 2021 | £400,000 | £506,452 | 66 |
| 2020 | £360,000 | £467,107 | 38 |
| 2019 | £362,000 | £474,495 | 32 |
| 2018 | £360,000 | £479,887 | 55 |
| 2017 | £320,500 | £437,130 | 68 |
| 2016 | £289,500 | £405,013 | 80 |
| 2015 | £280,000 | £395,640 | 67 |
| 2014 | £240,000 | £340,482 | 75 |
| 2013 | £223,500 | £321,594 | 64 |
| 2012 | £200,000 | £294,375 | 63 |
| 2011 | £213,000 | £321,548 | 65 |
| 2010 | £205,000 | £321,493 | 62 |
| 2009 | £175,000 | £281,314 | 52 |
| 2008 | £237,500 | £389,313 | 78 |
| 2007 | £218,000 | £369,789 | 177 |
| 2006 | £202,000 | £350,646 | 155 |
| 2005 | £187,500 | £333,674 | 122 |
| 2004 | £185,000 | £335,996 | 190 |
| 2003 | £176,000 | £324,235 | 194 |
| 2002 | £138,200 | £260,022 | 202 |
| 2001 | £110,000 | £211,469 | 233 |
| 2000 | £86,000 | £168,775 | 195 |
| 1999 | £69,000 | £137,513 | 180 |
| 1998 | £60,000 | £121,114 | 190 |
| 1997 | £56,200 | £115,255 | 194 |
| 1996 | £50,000 | £105,448 | 160 |
| 1995 | £46,000 | £99,997 | 128 |
In cash terms the typical E6 1 home went from £46,000 in 1995 to £445,000 in 2026, roughly 10 times the price. Inflation explains only part of it: in today's money the rise is still about 345%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E6 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 2001 (+27.9% on the year before); the weakest, 2009 (−26.3%). 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) | +9.6% | +7.0% |
| 5 years (since 2021) | +2.2% | −2.6% |
| 10 years (since 2016) | +4.4% | +0.9% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
E6 1 recorded 8 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 184 sales a year before the financial crisis and 63 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 E6 1 market
This is a thin market: 8 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. 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 tenants pay around E6 1
The local authority for E6 1 is Newham, and its ONS average private rent currently stands 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 £445,000 median sold price, £1,923 a month is £23,076 a year, a gross yield of 5.2%: 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.
E6 1 (East Ham): the questions that come up
How much did a house sell for in E6 1 (East Ham)?
Are property prices falling in E6 1 (East Ham)?
Is E6 1 (East Ham) a good place to buy a house?
Will E6 1 prices rise from here?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in E6 now
The live side of the market holds 123 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole E6 district, not just E6 1: live asking prices are collected per district.
23% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 E6 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.
What another bedroom costs in E
Real sold prices by size across the E area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
Five-year change in the median, E area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E6
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E6, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E6 2 | £437,500 | 14 |
| E6 3 | £466,000 | 34 |
| E6 5 | £385,000 | 21 |
| E6 6 | £420,000 | 19 |
Zoom out to the full E6 district report for the type split, monthly volumes and how E6 compares with its neighbours.
Selling in E6 1? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E6 1, use the average prices map for a rough value: zoom from E6 1's shading down to the sold homes on your own street. The figures above are every recorded E6 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 E6 1.
Dig further
Behind the answers sits the same Land Registry record as this page, with E6 1 already set as the subject. Free, one click sign in.
The live map plots every individual E6 1 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.
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.