Key indicators for buyers
The E16 market is moderately favourable for buyers. Prices have softened (-21.2%), 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.
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 £374,714 with a 25% deposit (£94k), a 2-year fixed mortgage at 3.97% costs around £1,479 per month.
Monthly cost comparison based on current data
Uses E16 avg. price with Newham rental data
Monthly mortgage payments (£1,479) are £431 less than renting (£1,910). However, buying requires an upfront deposit of £94k — it would take around 6 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 |
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 |
FLAT 4, MUNNINGS HOUSE, 1, PORTSMOUTH MEWS E16 1UJ | Flat/Maisonette | £385,000 | 15 Jan 2026 |
APARTMENT 205, 3, TIDAL BASIN ROAD E16 1UW | Flat/Maisonette | £357,500 | 12 Jan 2026 |
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 E16 sold for £374,714 in 2026, with a median of £372,500 across 14 transactions. Prices fell 21.2% compared to the previous year.
| Flat/Maisonette |
| £410,000 |
| 9 Jan 2026 |
47, CARRICK HOUSE, 27, ROYAL CREST AVENUE E16 2SU | Flat/Maisonette | £565,000 | 9 Jan 2026 |
409, FISHGUARD WAY E16 2RZ | Flat/Maisonette | £210,000 | 9 Jan 2026 |
FLAT 5, BAWLEY COURT, 1, MAGELLAN BOULEVARD E16 2FU | Flat/Maisonette | £268,000 | 8 Jan 2026 |
FLAT 5, BAWLEY COURT, 1, MAGELLAN BOULEVARD E16 2FU | Flat/Maisonette | £268,000 | 8 Jan 2026 |
FLAT 4, OSBOURNE HOUSE, 6, WESLEY AVENUE E16 1SS | Flat/Maisonette | £310,000 | 8 Jan 2026 |
75, BARRIER POINT ROAD E16 2SD | Flat/Maisonette | £360,000 | 6 Jan 2026 |
15, KIMBERLEY ROAD E16 4NT | Semi-detached | £435,000 | 5 Jan 2026 |
FLAT 3, COLTSFOOT HOUSE, 1, RINGLET CLOSE E16 3PP | Flat/Maisonette | £275,000 | 22 Dec 2025 |
152, BUTCHERS ROAD E16 1NF | Flat/Maisonette | £240,000 | 19 Dec 2025 |
FLAT 39, SUNDERLAND POINT, 1, HULL PLACE E16 2SN | Flat/Maisonette | £315,000 | 19 Dec 2025 |
33, CHESTER ROAD E16 4NL | Terraced | £430,000 | 19 Dec 2025 |
FLAT 309, DRIFT COURT, 1, BASIN APPROACH E16 2FE | Flat/Maisonette | £360,000 | 18 Dec 2025 |
FLAT 143, KINGFISHER HEIGHTS, 2, BRAMWELL WAY E16 2GS | Flat/Maisonette | £385,000 | 18 Dec 2025 |
The most recent recorded sale in E16 was a flat/maisonette property on Caxton Street North for £477,500 in January 2026. Across the last 20 sales, the median price was £360,000.