Key indicators for buyers
The E12 market presents a mixed picture for buyers. Prices are rising at 28.8%, which may favour acting sooner rather than later. 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.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Newham area
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
Rental data shown for wider Newham area
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 £660,000 with a 25% deposit (£165k), a 2-year fixed mortgage at 3.97% costs around £2,605 per month.
Monthly cost comparison based on current data
Uses E12 avg. price with Newham rental data
Monthly mortgage payments (£2,605) are £695 more than renting (£1,910). However, buying requires an upfront deposit of £165k — it would take around 16 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
259, SHERINGHAM AVENUE E12 6HJ | Terraced | £510,000 | 16 Jan 2026 |
299, HIGH STREET NORTH, MANOR PARK E12 6SL | Other | £810,000 | 9 Jan 2026 |
266A, STRONE ROAD E12 6TP | Flat/Maisonette | £180,000 | 12 Dec 2025 |
49, SIBLEY GROVE E12 6SD | Terraced | £475,000 | 10 Dec 2025 |
38, DERSINGHAM AVENUE E12 5QE | Terraced | £280,000 | 9 Dec 2025 |
43, MEANLEY ROAD E12 6AP | Terraced | £475,000 | 9 Dec 2025 |
32, DORE AVENUE E12 6JU | Terraced | £350,000 |
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 E12 sold for £660,000 in 2026, with a median of £660,000 across 2 transactions. Prices rose 28.8% compared to the previous year.
| 3 Dec 2025 |
66, NINE ACRES CLOSE, MANOR PARK E12 6AU | Terraced | £435,000 | 1 Dec 2025 |
FLAT 19, HYLE HOUSE, 119, WALTON ROAD E12 5BN | Flat/Maisonette | £230,000 | 28 Nov 2025 |
280A, HALLEY ROAD E12 6UA | Flat/Maisonette | £235,000 | 28 Nov 2025 |
27, SIXTH AVENUE E12 5PP | Terraced | £330,000 | 26 Nov 2025 |
292, DERSINGHAM AVENUE E12 6JY | Terraced | £460,000 | 17 Nov 2025 |
92, HARPENDEN ROAD E12 5HN | Terraced | £890,000 | 14 Nov 2025 |
94, CHESTERFORD ROAD E12 6LB | Terraced | £480,100 | 14 Nov 2025 |
11, FLORENCE ELSON CLOSE E12 5NY | Terraced | £378,000 | 12 Nov 2025 |
86, FOURTH AVENUE E12 6DR | Terraced | £555,000 | 7 Nov 2025 |
16A, SHELLEY AVENUE E12 6SW | Flat/Maisonette | £215,000 | 31 Oct 2025 |
151A, FOURTH AVENUE E12 6DP | Flat/Maisonette | £225,000 | 26 Oct 2025 |
5, DOVER ROAD E12 5DZ | Terraced | £865,000 | 24 Oct 2025 |
12, HEATHERWOOD CLOSE E12 5SB | Terraced | £650,000 | 24 Oct 2025 |
The most recent recorded sale in E12 was a terraced property on Sheringham Avenue for £510,000 in January 2026. Across the last 20 sales, the median price was £460,000.