Local market reports › E area › E7 › E7 8
Forest Gate market report E7 8, London
The E7 8 (Forest Gate) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,144 registered sales in E7 8 (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 typical home in E7 8 (London) sold for £475,000 in 2026, the median of 23 registered sales, up 10% on five years earlier. The mean was £486,000, and by floor area homes here have averaged about £5,140 per square metre over the last five years. The figures cover 5,144 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E7 8 is one sector of E7 (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 E7 8 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 buyers actually paid in E7 8
The E7 8 median stands at £475,000 for 2026, built from 23 registered sales; the mean, the figure usually quoted as the "average house price", is £486,000, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in E7 8
By floor space, homes in E7 8 have sold for about £5,140 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving E7 8 67% above the national figure.
A typical E7 8 home, priced year by year (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 | £475,000 | £475,000 | 23 |
| 2025 | £490,000 | £501,717 | 69 |
| 2024 | £460,000 | £489,074 | 49 |
| 2023 | £425,000 | £466,971 | 54 |
| 2022 | £478,800 | £561,448 | 84 |
| 2021 | £430,000 | £544,435 | 83 |
| 2020 | £440,000 | £570,909 | 49 |
| 2019 | £390,000 | £511,197 | 41 |
| 2018 | £355,000 | £473,222 | 63 |
| 2017 | £382,500 | £521,692 | 74 |
| 2016 | £335,000 | £468,668 | 115 |
| 2015 | £309,000 | £436,617 | 118 |
| 2014 | £250,000 | £354,669 | 114 |
| 2013 | £220,500 | £317,277 | 112 |
| 2012 | £230,000 | £338,531 | 63 |
| 2011 | £204,000 | £307,962 | 69 |
| 2010 | £222,500 | £348,937 | 96 |
| 2009 | £195,000 | £313,464 | 66 |
| 2008 | £225,000 | £368,823 | 123 |
| 2007 | £233,000 | £395,233 | 207 |
| 2006 | £220,000 | £381,892 | 217 |
| 2005 | £200,000 | £355,919 | 241 |
| 2004 | £187,500 | £340,537 | 334 |
| 2003 | £174,000 | £320,550 | 308 |
| 2002 | £130,000 | £244,594 | 289 |
| 2001 | £113,800 | £218,775 | 348 |
| 2000 | £89,900 | £176,429 | 371 |
| 1999 | £73,000 | £145,485 | 271 |
| 1998 | £68,000 | £137,263 | 338 |
| 1997 | £57,500 | £117,921 | 262 |
| 1996 | £51,000 | £107,557 | 259 |
| 1995 | £49,500 | £107,605 | 234 |
In cash terms the typical E7 8 home went from £49,500 in 1995 to £475,000 in 2026, roughly 10 times the price. Inflation explains only part of it: in today's money the rise is still about 341%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E7 8 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 (+33.8% on the year before); the weakest, 2009 (−13.3%). 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) | −3.1% | −5.3% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +3.6% | +0.1% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
Sales activity in E7 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 23 sales completed in E7 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 289 sales a year before the financial crisis and 56 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.
The shape of the E7 8 market
This is a thin market: 23 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. 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.
What tenants pay around E7 8
For renting purposes E7 8 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). 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.
Against the £475,000 median purchase price, a rent of £1,923 a month (£23,076 a year) works out at a 4.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on E7 8 (Forest Gate)
How much did a house sell for in E7 8 (Forest Gate)?
Are property prices falling in E7 8 (Forest Gate)?
Is E7 8 (Forest Gate) a good place to buy a house?
Where do E7 8 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 10% over five years in cash but down 13% 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.
E7's current homes for sale
This is what you could actually buy today: 110 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole E7 district, not just E7 8: live asking prices are collected per district.
24% 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.
"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 E7 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
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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 E7
Sector boundaries hide real price steps. The rest of E7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E7 0 | £595,000 | 31 |
| E7 9 | £485,000 | 33 |
Zoom out to the full E7 district report for the type split, monthly volumes and how E7 compares with its neighbours.
Selling a home in E7 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E7 8, open the average prices map and zoom from the E7 8 shading down to the sold homes on your own street. Every recorded E7 8 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 E7 8: the featured spot on this report is free for founding agents, one per district. Claim E7 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E7 8. Free after a one click sign in.
Two maps carry on from here: every E7 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.