Local market reports › E area › E6 › E6 2
East Ham market report E6 2, London
The standing E6 2 (East Ham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,040 registered sales in E6 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical E6 2 (London) home changed hands for £437,500 in 2026 (median of 14 registered sales, up 9% on five years earlier), with the mean at £438,600, and by floor area homes here have averaged about £4,800 per square metre over the last five years. Source: 5,040 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E6 2 is one sector of E6 (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.
Where E6 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.
E6 2 sold prices: where the market stands
Across 14 registered 2026 sales, the typical (median) E6 2 home went for £437,500. The mean is £438,600, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in E6 2
The last five years of sales put E6 2 at roughly £4,800 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, E6 2 runs 54% above it.
E6 2's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £437,500 | £437,500 | 14 |
| 2025 | £425,000 | £435,163 | 76 |
| 2024 | £412,500 | £438,572 | 44 |
| 2023 | £415,000 | £455,984 | 47 |
| 2022 | £405,000 | £474,909 | 62 |
| 2021 | £400,000 | £506,452 | 97 |
| 2020 | £387,500 | £502,789 | 62 |
| 2019 | £363,800 | £476,855 | 60 |
| 2018 | £350,000 | £466,557 | 83 |
| 2017 | £360,000 | £491,004 | 62 |
| 2016 | £350,000 | £489,653 | 81 |
| 2015 | £280,000 | £395,640 | 129 |
| 2014 | £250,000 | £354,669 | 116 |
| 2013 | £210,000 | £302,169 | 88 |
| 2012 | £215,000 | £316,453 | 74 |
| 2011 | £223,500 | £337,399 | 85 |
| 2010 | £219,000 | £343,448 | 75 |
| 2009 | £210,000 | £337,577 | 67 |
| 2008 | £221,000 | £362,266 | 147 |
| 2007 | £234,000 | £396,929 | 263 |
| 2006 | £215,000 | £373,213 | 270 |
| 2005 | £205,000 | £364,817 | 228 |
| 2004 | £195,000 | £354,158 | 260 |
| 2003 | £178,000 | £327,919 | 338 |
| 2002 | £140,000 | £263,409 | 319 |
| 2001 | £111,200 | £213,776 | 351 |
| 2000 | £92,000 | £180,550 | 278 |
| 1999 | £73,000 | £145,485 | 299 |
| 1998 | £66,000 | £133,226 | 253 |
| 1997 | £56,000 | £114,845 | 279 |
| 1996 | £50,000 | £105,448 | 228 |
| 1995 | £51,000 | £110,866 | 205 |
In cash terms the typical E6 2 home went from £51,000 in 1995 to £437,500 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 295%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 14% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the E6 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 2003 (+27.1% on the year before); the weakest, 2008 (−5.6%). 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) | +2.9% | +0.5% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 14 E6 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 288 sales a year before the financial crisis and 49 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.
Reading the E6 2 market
This is a thin market: 14 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.
What homes rent for around E6 2
E6 2 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 £437,500 median sold price, £1,923 a month is £23,076 a year, a gross yield of 5.3%: 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.
Asked and answered: E6 2 (East Ham)
How much did a house sell for in E6 2 (East Ham)?
Are property prices falling in E6 2 (East Ham)?
Is E6 2 (East Ham) a good place to buy a house?
What happens to E6 2 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 9% over five years in cash but down 14% 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 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 2: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 E6 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.
What another bedroom costs in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
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.
E area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own 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 1 | £445,000 | 8 |
| 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.
Before you sell in E6 2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E6 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 E6 2: the featured spot on this report is free for founding agents, one per district. Claim E6 2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E6 2. Free, with a one click sign in.
The live map plots every individual E6 2 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.
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.