Buying a home in E12, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£480kmost £429k–£548k

Houses per m²£5,275flats £4,630

Sold last year76622 in five years

Prices in Newham-5.0%on a year ago

A typical 3-bedroom house in E12 sold for £479,553 over the last five years, in today's money; most went for between £428,621 and £548,263, for about 97 m² of space. That is 43% less than the same home across London (£840,000).

76 homes sold here in the last year: a smaller market: expect a handful of new listings a month. Flats start at around £220k for one bedroom. Within the district, houses cost the least per m² in E12 6 (£4,743) and the most in E12 5 (£6,101).

Across Newham, prices are down 5% on a year ago and down 3.8% over five years. Renting a similar home there costs about £2,212 a month; a 90% mortgage on the typical price would be around £2,187 a month at 4.5% over 30 years. Lenders would typically want a household income of about £96,000 for that mortgage: what £100,000 buys.

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House prices in E12 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£266,247	£222k–£334k	50 m²	8
2	£385,188	£355k–£466k	67 m²	74
3	£479,553	£429k–£548k	97 m²	265
4	£522,005	£449k–£964k	115 m²	88
5+	£1,061,938	£645k–£1.24m	149 m²	54

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£266k	£385k	£480k	£522k	£1.06m
Semi-detached	—	—	£811k	£1.03m	£1.34m
Terraced	£291k	£385k	£478k	£508k	£974k
Flats	£220k	£286k	£320k	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across E12

Postcode sector	Houses	Flats
E12 5	£6,101	£4,713
E12 6	£4,743	£4,556

Schools near E12

Best state primary within 2 kmElmhurst Primary School92% met the expected standard at 11 · England 64%27 state primaries within 2 km

Best state secondary within 5 kmSeven Kings School80.7% got grade 5+ in English and maths · England 43.8%48 state secondaries within 5 km

Nearby areas

IG1 Ilford · 2 km3-bed house £489k E7 London · 2 km3-bed house £567k E6 London · 3 km3-bed house £435k E13 London · 3 km3-bed house £428k IG4 Ilford · 3 km3-bed house £606k IG11 Barking · 3 km3-bed house £510k E11 London · 3 km3-bed house £791k IG2 Ilford · 3 km3-bed house £567k

Questions about E12

Is E12 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 43% less than across London; prices in Newham are down 5% on a year ago; the best state primary nearby is above the England average (92% against 64%); the best secondary is above it (80.7% against 43.8%); 76 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in E12?

A typical 3-bedroom house in E12 sold for £479,553 over the last five years, in today's money. Most sold between £428,621 and £548,263.

Is E12 expensive for London?

A 3-bedroom house in E12 costs 43% less than the typical 3-bedroom house across London (£840,000).

How many homes sell in E12 each year?

76 homes sold in the last year and 622 in five years: a smaller market: expect a handful of new listings a month.

What are the schools like near E12?

The best-performing state primary within 2 km is Elmhurst Primary School, where 92% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near E12?

For a 3-bedroom house, E13 (£428k, 3 km).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.