Key indicators for buyers
The E20 market is moderately favourable for buyers. Prices have softened (-4.0%), 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
The average property in E20 sold for £602,333 in 2026, with a median of £477,000 across 3 transactions. Prices fell 4.0% compared to the previous year.
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 £602,333 with a 25% deposit (£151k), a 2-year fixed mortgage at 3.97% costs around £2,377 per month.
Monthly cost comparison based on current data
Uses E20 avg. price with Newham rental data
Monthly mortgage payments (£2,377) are £467 more than renting (£1,910). However, buying requires an upfront deposit of £151k — it would take around 13 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 39, 16, TANDY PLACE E20 3AR | Flat/Maisonette | £870,000 | 19 Jan 2026 |
FLAT 3, 17, WATERDEN ROAD E20 3AP | Flat/Maisonette | £477,000 | 8 Jan 2026 |
204, CASSIA POINT, 2, GLASSHOUSE GARDENS E20 1HU | Flat/Maisonette | £460,000 | 7 Jan 2026 |
51, PELOTON AVENUE E20 1HB | Flat/Maisonette | £920,000 | 19 Dec 2025 |
FLAT 30, AURELIA HOUSE, 10, SUNRISE CLOSE E20 1DT | Flat/Maisonette | £659,000 | 15 Dec 2025 |
1403, LANTANA HEIGHTS, 1, GLASSHOUSE GARDENS E20 1HT | Flat/Maisonette | £705,000 | 12 Dec 2025 |
APARTMENT 1403, MANHATTAN LOFT APARTMENTS, 22, INTERNATIONAL WAY |
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.
| Flat/Maisonette |
| £600,000 |
| 9 Dec 2025 |
APARTMENT 1403, MANHATTAN LOFT APARTMENTS, 22, INTERNATIONAL WAY E20 1GQ | Flat/Maisonette | £600,000 | 9 Dec 2025 |
FLAT 14, TRIATHLON POINT, 1, MADISON WAY E20 1PA | Flat/Maisonette | £650,000 | 28 Nov 2025 |
1505, LANTANA HEIGHTS, 1, GLASSHOUSE GARDENS E20 1HT | Flat/Maisonette | £725,000 | 25 Nov 2025 |
FLAT 28, CHROMA MANSIONS, 14, PENNY BROOKES STREET E20 1BP | Flat/Maisonette | £690,500 | 21 Nov 2025 |
901, LANTANA HEIGHTS, 1, GLASSHOUSE GARDENS E20 1HT | Flat/Maisonette | £475,000 | 10 Nov 2025 |
406, LANTANA HEIGHTS, 1, GLASSHOUSE GARDENS E20 1HR | Flat/Maisonette | £725,000 | 5 Nov 2025 |
FLAT 37, CAVESSON HOUSE, 2, RIBBONS WALK, OLYMPIC PARK E20 1AZ | Flat/Maisonette | £360,000 | 3 Nov 2025 |
FLAT 43, 16, TANDY PLACE E20 3AR | Flat/Maisonette | £850,000 | 31 Oct 2025 |
APARTMENT 15, ZELLER HOUSE, 21, SCARLET CLOSE, OLYMPIC PARK E20 1FL | Flat/Maisonette | £555,000 | 26 Sept 2025 |
1304, CASSIA POINT, 2, GLASSHOUSE GARDENS E20 1HW | Flat/Maisonette | £425,000 | 17 Sept 2025 |
1, RUCKHOLT HOUSE, 15, DERNY AVENUE E20 1HL | Flat/Maisonette | £720,000 | 12 Sept 2025 |
FLAT 9, FESTIVE MANSIONS, 10, NAPA CLOSE, OLYMPIC PARK E20 1EA | Flat/Maisonette | £590,000 | 3 Sept 2025 |
FLAT 7, KALEIDOSCOPE HOUSE, 25, MIRABELLE GARDENS, OLYMPIC PARK E20 1BU | Flat/Maisonette | £258,000 | 3 Sept 2025 |
The most recent recorded sale in E20 was a flat/maisonette property on Tandy Place for £870,000 in January 2026. Across the last 20 sales, the median price was £650,000.