Local market reports › E area › E7 › E7 9
Forest Gate market report E7 9, London
The E7 9 (Forest Gate) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,908 HM Land Registry entries for E7 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the typical home in E7 9 (London) sold for £489,500 in 2026, the median of 44 registered sales, up 5% on five years earlier. The mean was £515,100, and by floor area homes here have averaged about £6,060 per square metre over the last five years. The figures cover 4,908 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E7 9 is a postcode sector: one group of streets inside E7 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E7 9 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 9
The E7 9 median stands at £489,500 for 2026, built from 44 registered sales; the mean, the figure usually quoted as the "average house price", is £515,100, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in E7 9
Per square metre, E7 9 homes have averaged around £6,060 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 E7 9 trades 72% above the country as a whole.
E7 9's median sold price, 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 | £489,500 | £489,500 | 44 |
| 2025 | £546,200 | £559,261 | 86 |
| 2024 | £462,000 | £491,201 | 97 |
| 2023 | £500,000 | £549,378 | 86 |
| 2022 | £479,500 | £562,268 | 88 |
| 2021 | £465,000 | £588,750 | 126 |
| 2020 | £451,500 | £585,831 | 87 |
| 2019 | £480,000 | £629,165 | 64 |
| 2018 | £435,000 | £579,863 | 77 |
| 2017 | £415,000 | £566,018 | 73 |
| 2016 | £380,000 | £531,624 | 107 |
| 2015 | £330,000 | £466,290 | 144 |
| 2014 | £275,000 | £390,136 | 123 |
| 2013 | £242,500 | £348,933 | 109 |
| 2012 | £215,000 | £316,453 | 81 |
| 2011 | £219,000 | £330,606 | 91 |
| 2010 | £205,000 | £321,493 | 83 |
| 2009 | £176,500 | £283,725 | 78 |
| 2008 | £225,000 | £368,823 | 125 |
| 2007 | £225,000 | £381,663 | 224 |
| 2006 | £198,000 | £343,703 | 233 |
| 2005 | £190,000 | £338,123 | 176 |
| 2004 | £174,000 | £316,018 | 226 |
| 2003 | £162,000 | £298,443 | 261 |
| 2002 | £135,000 | £254,001 | 293 |
| 2001 | £100,200 | £192,629 | 286 |
| 2000 | £83,000 | £162,888 | 263 |
| 1999 | £68,000 | £135,520 | 237 |
| 1998 | £60,000 | £121,114 | 254 |
| 1997 | £53,500 | £109,718 | 227 |
| 1996 | £48,200 | £101,652 | 236 |
| 1995 | £46,200 | £100,432 | 223 |
In cash terms the typical E7 9 home went from £46,200 in 1995 to £489,500 in 2026, roughly 11 times the price. Even after inflation that is a real rise of about 387%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2019, and today's median remains roughly 22% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E7 9 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 (+34.7% on the year before); the weakest, 2009 (−21.6%). 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 year (since 2025) | −10.4% | −12.5% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 6 years (since 2020) | +1.4% | −2.9% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +4.6% | +1.8% |
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 9
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.
The register shows 44 E7 9 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 245 sales a year before the financial crisis and 80 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 homes rent for around E7 9
The local authority for E7 9 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.
Set against the £489,500 median sold price, £1,923 a month is £23,076 a year, a gross yield of 4.7%: 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.
Reading the E7 9 market
This is a thin market: 44 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.
Asked and answered: E7 9 (Forest Gate)
How much did a house sell for in E7 9 (Forest Gate)?
Are property prices falling in E7 9 (Forest Gate)?
Is E7 9 (Forest Gate) a good place to buy a house?
Will E7 9 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 17% 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 is for sale in E7 right now
Turning to what is actually available: 67 homes on the market right now, from 3 agents publishing to HomesIndex.
These cover the whole E7 district, not just E7 9: live asking prices are collected per district.
9% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
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 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
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 | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
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. Where too few homes exist to say anything meaningful, the cell is 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 E7
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E7, each linking to its own report:
Zoom out to the full E7 district report for the type split, monthly volumes and how E7 compares with its neighbours.
Thinking of selling in E7 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E7 9, use the average prices map for a rough value: zoom from E7 9's shading down to the sold homes on your own street. The figures above are every recorded E7 9 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E7 9. Free, with a one click sign in.
Two maps carry on from here: every E7 9 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.