Local market reports › E area › E6
East Ham market report E6, London
The standing E6 (East Ham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 24,629 registered sales in E6 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical E6 (London) home changed hands for £425,000 in 2026 (median of 97 registered sales, up 9% on five years earlier), with the mean at £421,000, and by floor area homes here have averaged about £5,120 per square metre over the last five years. Source: 24,629 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E6 is the postcode district covering East Ham, Beckton in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where E6 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.
Today's E6 prices, from the sold record
In the E6 property market, the 2026 median sale price is £425,000, from 97 registered sales; the mean, the "average house price" most sites quote, is £421,000, sitting practically level with it: prices here bunch tightly around the middle.
Price per square metre in E6
The last five years of sales put E6 at roughly £5,120 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.
The national median for England and Wales is £285,000, which puts E6 49% above the country at large.
E6'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 | £425,000 | £425,000 | 97 |
| 2025 | £430,000 | £440,283 | 330 |
| 2024 | £420,000 | £446,546 | 274 |
| 2023 | £405,000 | £444,996 | 293 |
| 2022 | £410,500 | £481,358 | 664 |
| 2021 | £390,000 | £493,790 | 505 |
| 2020 | £376,500 | £488,517 | 329 |
| 2019 | £360,000 | £471,874 | 262 |
| 2018 | £359,000 | £478,554 | 362 |
| 2017 | £350,000 | £477,365 | 396 |
| 2016 | £320,000 | £447,683 | 480 |
| 2015 | £284,500 | £401,999 | 573 |
| 2014 | £245,000 | £347,575 | 619 |
| 2013 | £216,200 | £311,090 | 452 |
| 2012 | £210,000 | £309,094 | 362 |
| 2011 | £210,000 | £317,019 | 412 |
| 2010 | £210,000 | £329,334 | 384 |
| 2009 | £188,500 | £303,015 | 330 |
| 2008 | £220,500 | £361,446 | 564 |
| 2007 | £225,000 | £381,663 | 1,222 |
| 2006 | £205,000 | £355,854 | 1,316 |
| 2005 | £190,000 | £338,123 | 1,079 |
| 2004 | £185,000 | £335,996 | 1,414 |
| 2003 | £168,400 | £310,234 | 1,507 |
| 2002 | £137,800 | £259,270 | 1,564 |
| 2001 | £108,900 | £209,355 | 1,570 |
| 2000 | £92,000 | £180,550 | 1,491 |
| 1999 | £73,000 | £145,485 | 1,376 |
| 1998 | £64,000 | £129,189 | 1,161 |
| 1997 | £56,500 | £115,870 | 1,201 |
| 1996 | £52,000 | £109,666 | 1,127 |
| 1995 | £50,000 | £108,692 | 913 |
In cash terms the typical E6 home went from £50,000 in 1995 to £425,000 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 291%, 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 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 2002 (+26.5% on the year before); the weakest, 2009 (−14.5%). 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 terraced homes dominate the record here, 69% of the typed total. In 2021, the last year both were recorded here, a detached home traded at £455,000 against £288,000 for a flat, a 58% premium.
Median by property type, E6
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 |
|---|---|---|---|
| Detached | £455,000 (2021) | – | 184 |
| Semi-detached | £447,500 | 6 | 1,017 |
| Terraced | £451,000 | 72 | 17,082 |
| Flats | £258,500 | 18 | 6,316 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.2% | −3.5% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.7% | +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.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
E6 recorded 231 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,395 sales a year before the financial crisis and 332 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 market
In its area's price order E6 comes 18 of 20, towards the cheaper end of the table.
Rents around E6
The local authority for E6 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.
£1,923 a month is £23,076 a year, which against the £425,000 median sold price makes a gross yield of 5.4%. 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 E6 (East Ham)
How much did a house sell for in E6 (East Ham)?
Are property prices falling in E6 (East Ham)?
Is E6 (East Ham) a good place to buy a house?
Are E6 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 9% over five years in cash but down 14% 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 is for sale in E6 right now
Everything above is what homes in E6 sold for. Turning to what is actually available: 123 homes on the market right now, from 10 agents publishing to HomesIndex, at a typical asking price 4% above the E6 median sold price.
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.
"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.
The price of an extra bedroom 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%) | — |
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
E6 ranks 5 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.
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.
Inside E6, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E6 1 | £445,000 | 8 |
| E6 2 | £437,500 | 14 |
| E6 3 | £466,000 | 34 |
| E6 5 | £385,000 | 21 |
| E6 6 | £420,000 | 19 |
How E6 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £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 (this report) | £425,000 | +9% |
| E13 | £415,000 | +4% |
| E16 | £375,000 | -19% |
Thinking of selling in E6? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E6'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E6.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E6 already set as the subject. Free, one click sign in.
The live map plots every individual E6 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.