House prices in E6 2 (East Ham)

This article reveals price per square foot data and various charts to help you understand current housing market in 'E6 2' (East Ham, London) - statistics were last calculated on 30 August 2024.

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Defining 'E6 2'

This analysis is limited to properties whose postcode starts with "E6 2", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it East Ham.

You can click on the map to change sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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FYI, a postcode sector is the full postcode without the last two letters.

Price per square foot

Knowing the average house price in East Ham is not much use. However, knowing average price per square foot can be quite useful. Price per sqft allows some comparison between properties of different size. We define price per square foot as the sold price divided by the internal area of a property:

£ per sqft = price ÷ internal area

E.g. 82, St Olaves Road, East Ham, London, sold for £517,000 on Jul-2024. Given the internal area of 1,140 square feet, the price per sqft is £453.

England & Wales have been officially metric for many decades. Convert this site to square meters.

The chart below is called a histogram, it helps you see the distribution of this house price per sqft data. To make this chart we put the sales data into a series of £ per sqft 'buckets' (e.g. £436-£464, £464-£492, £492-£520 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 70 sales in East Ham (E6 2) that took place in the last two years.

Generate a custom chart like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in East Ham (E6 2). Of the 70 transactions, half were sold for between £391 and £519 per square foot. The median, or 'middle', price per square foot in 'E6 2' is £477. Notably, only 25% of properties that sold recently were valued at more than £519 sqft. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for East Ham, London

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring London. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for East Ham, London

Comparison with neighbouring postcode sectors

The table below shows how 'E6 2' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
E6 1 East Ham	£401 sqft	£439 sqft	£480 sqft
E6 7 Gallions Reach	£518 sqft	£562 sqft	£576 sqft
E6 2 East Ham	£391 sqft	£477 sqft	£519 sqft
E6 3 Beckton	£425 sqft	£473 sqft	£510 sqft
E6 5 Beckton	£469 sqft	£531 sqft	£585 sqft
E6 6 Beckton	£398 sqft	£467 sqft	£509 sqft

Will London house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for E6 2 (East Ham) compared with both the wider area E6 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for London to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about London and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street	Avg size	Avg £sqft	Recent sales
Leigh Road, East Ham, E6 2A	893 sqft	£441	13
Clements Road, East Ham, E6 2D	882 sqft	£437	10
Holland Road, East Ham, E6 2E	0 sqft	£414	9
Altmore Avenue, East Ham, E6 2B	979 sqft	£460	8
Hall Road, East Ham, E6 2N	947 sqft	£450	8
Melbourne Road, East Ham, E6 2R	839 sqft	£450	7
Caulfield Road, East Ham, E6 2D	0 sqft	£335	7
Market Street, East Ham, E6 2R	775 sqft	£437	7

Search for your street here.

New build activity

Street	Avg size	Avg £sqft	New build sales
Kempton Mews, East Ham, E6 2B	742 sqft	£596	28

Kempton Mews, East Ham, E6 2B has seen 28 new build sales in the last 4 years (average price £444,906). These new build homes typically have an internal area of 742 sqft, with an average price of £596 sqft. This £sqft average is £119 above the average for E6 2. New builds typically command a £ per sqft premium so this is normal.

Raw data

Our analysis of East Ham is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address	Paid	sqft	£/sqft
82, St Olaves Rd, East Ham, London	£517,000 Jul-2024	1,140	453
138, Kempton Rd, East Ham, London	£418,000 Jun-2024	839	497
19, Norfolk Rd, East Ham, London	£520,000 Jun-2024	904	575

See the entire list of all sales in East Ham (E6 2) here.