Local market reports › E area › E6 › E6 5
East Ham market report E6 5, London
The standing E6 5 (East Ham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,806 registered sales in E6 5 (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: the 2026 median for E6 5 (London) is £385,000, from 21 registered sales, up 13% on five years earlier; the mean is £381,000, and by floor area homes here have averaged about £5,560 per square metre over the last five years. Behind the figures sit 4,806 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E6 5 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 5 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 5 sells for
Across 21 registered 2026 sales, the typical (median) E6 5 home went for £385,000. The mean is £381,000, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in E6 5
Per square metre, E6 5 homes have averaged around £5,560 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.
For scale: the England and Wales median is £285,000, so E6 5 trades 35% above the country as a whole.
The price of a typical E6 5 home, 1995 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 | £385,000 | £385,000 | 21 |
| 2025 | £402,000 | £411,613 | 63 |
| 2024 | £390,000 | £414,650 | 61 |
| 2023 | £399,200 | £438,623 | 86 |
| 2022 | £399,000 | £467,873 | 231 |
| 2021 | £340,000 | £430,484 | 125 |
| 2020 | £377,000 | £489,165 | 90 |
| 2019 | £333,500 | £437,139 | 49 |
| 2018 | £310,800 | £414,302 | 48 |
| 2017 | £340,000 | £463,726 | 70 |
| 2016 | £286,100 | £400,257 | 103 |
| 2015 | £249,000 | £351,837 | 100 |
| 2014 | £222,500 | £315,655 | 128 |
| 2013 | £202,500 | £291,377 | 70 |
| 2012 | £210,000 | £309,094 | 55 |
| 2011 | £190,000 | £286,827 | 67 |
| 2010 | £215,000 | £337,175 | 57 |
| 2009 | £175,000 | £281,314 | 33 |
| 2008 | £220,000 | £360,626 | 66 |
| 2007 | £215,000 | £364,700 | 215 |
| 2006 | £185,000 | £321,136 | 253 |
| 2005 | £175,000 | £311,429 | 209 |
| 2004 | £170,000 | £308,753 | 271 |
| 2003 | £150,000 | £276,336 | 288 |
| 2002 | £126,000 | £237,068 | 299 |
| 2001 | £100,000 | £192,245 | 323 |
| 2000 | £89,000 | £174,663 | 357 |
| 1999 | £65,500 | £130,538 | 257 |
| 1998 | £60,800 | £122,729 | 210 |
| 1997 | £55,000 | £112,794 | 209 |
| 1996 | £52,200 | £110,087 | 186 |
| 1995 | £45,700 | £99,345 | 206 |
In cash terms the typical E6 5 home went from £45,700 in 1995 to £385,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 288%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 21% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the E6 5 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 (+35.9% on the year before); the weakest, 2009 (−20.5%). 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) | −4.2% | −6.5% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.7% | +0.9% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in E6 5
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.
E6 5 recorded 21 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 277 sales a year before the financial crisis and 92 a year over the last five. 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.
What tenants pay around E6 5
The local authority for E6 5 is Newham, and its ONS average private rent currently stands at £1,923 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,626 a month here against £2,664 for four or more bedrooms.
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 £385,000 median sold price makes a gross yield of 6.0%. 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 kind of market E6 5 is
This is a thin market: 21 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. Within E6, this sector trades 9% below the district median: one of its district's cheaper corners.
What people ask about E6 5 (East Ham)
Are property prices falling in E6 5 (East Ham)?
Is E6 5 (East Ham) a good place to buy a house?
How much did a house sell for in E6 5 (East Ham)?
Will E6 5 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is up 13% over five years in cash but down 11% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in E6 right 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 5: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
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 E6 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.
Moving up a bedroom in E: the cost
What homes of each size actually sold for across the E area, 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%) | — |
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.
Five-year change in the median, E area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E6
A few minutes' walk can separate two very different markets. Here are E6's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E6 1 | £445,000 | 8 |
| E6 2 | £437,500 | 14 |
| E6 3 | £466,000 | 34 |
| 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 5: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E6 5, use the average prices map for a rough value: zoom from E6 5's shading down to the sold homes on your own street. The figures above are every recorded E6 5 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E6 5.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E6 5. Free, with a one click sign in.
The live map plots every individual E6 5 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.