Key indicators for buyers
The Newham market is moderately favourable for buyers. Prices have softened (-6.1%), which could present a buying opportunity. Affordability has improved from a peak of 13.5x in 2018 to 10.2x today. Rising rents (£1,910/mo, +8.5%) mean the cost of waiting is real.
Average sale prices · HM Land Registry / UK HPI
House price ÷ median earnings · ONS data
A home in Newham costs 10.2x the local median salary — very stretched, improving from a peak of 13.5x in 2018.
Average monthly rent · ONS Private Rental Index
Average monthly rent in Newham is £1,910, up 8.5% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Newham price of £401,544 with a 25% deposit (£100k), a 2-year fixed mortgage at 3.97% costs around £1,585 per month.
Monthly cost comparison based on current data
Monthly mortgage payments (£1,585) are £325 less than renting (£1,910). However, buying requires an upfront deposit of £100k — it would take around 7 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 603, CENTURION TOWER, 5, CAXTON STREET NORTH E16 1XJ | Flat/Maisonette | £477,500 | 29 Jan 2026 |
FLAT 3, KINGFISHER HEIGHTS, 2, BRAMWELL WAY E16 2GQ | Flat/Maisonette | £290,000 | 26 Jan 2026 |
18, UPTON PARK ROAD E7 8LD | Terraced | £475,000 | 23 Jan 2026 |
FLAT 23, BORDEAUX HOUSE, 1, LUXEMBOURG MEWS E15 1SD | Flat/Maisonette | £272,500 | 23 Jan 2026 |
FLAT 1, VICTORIA HALL, 7, WESLEY AVENUE E16 1SR | Flat/Maisonette | £390,000 | 20 Jan 2026 |
115, CARRICK HOUSE, 27, ROYAL CREST AVENUE E16 2SU | Flat/Maisonette | £520,000 | 16 Jan 2026 |
21, LOXFORD AVENUE |
7postcode districts · Click for detailed prices
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in Newham sells for £401,544, down 6.1% over the past year. Prices have grown from around £56k in the mid-1990s.
| Terraced |
| £500,000 |
| 16 Jan 2026 |
FLAT 44, 1, RICK ROBERTS WAY E15 2FP | Flat/Maisonette | £420,000 | 16 Jan 2026 |
259, SHERINGHAM AVENUE E12 6HJ | Terraced | £510,000 | 16 Jan 2026 |
FLAT 4, MUNNINGS HOUSE, 1, PORTSMOUTH MEWS E16 1UJ | Flat/Maisonette | £385,000 | 15 Jan 2026 |
94, HENNIKER GARDENS E6 3HS | Semi-detached | £510,000 | 15 Jan 2026 |
19, ROMAN ROAD E6 3RX | Terraced | £524,000 | 13 Jan 2026 |
123, PLASHET GROVE E6 1AA | Terraced | £473,000 | 13 Jan 2026 |
APARTMENT 205, 3, TIDAL BASIN ROAD E16 1UW | Flat/Maisonette | £357,500 | 12 Jan 2026 |
130, CENTRAL PARK ROAD, EAST HAM E6 3DN | Flat/Maisonette | £335,000 | 12 Jan 2026 |
86, DAMES ROAD E7 0DW | Terraced | £595,000 | 12 Jan 2026 |
141, TENNYSON ROAD, STRATFORD E15 4DR | Terraced | £470,000 | 9 Jan 2026 |
1B, BOUNDARY ROAD E13 9PS | Flat/Maisonette | £330,000 | 9 Jan 2026 |
3, CLOVA ROAD E7 9AQ | Semi-detached | £1,200,000 | 9 Jan 2026 |
67, PULLEYNS AVENUE E6 3NA | Terraced | £384,900 | 9 Jan 2026 |
The most recent recorded sale in Newham was a flat/maisonette property on Caxton Street North for £477,500 in January 2026. Across the last 20 sales, the median price was £473,000.