Buying a home in E16, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£446kmost £411k–£490k

Houses per m²£5,541flats £6,291

Sold last year149949 in five years

Prices in Newham-5.0%on a year ago

A typical 3-bedroom house in E16 sold for £445,525 over the last five years, in today's money; most went for between £410,873 and £489,510, for about 88 m² of space. That is 47% less than the same home across London (£840,000).

149 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £260k for one bedroom. Within the district, houses cost the least per m² in E16 2 (£5,293) and the most in E16 1 (£6,095).

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 £2,032 a month at 4.5% over 30 years. Lenders would typically want a household income of about £89,000 for that mortgage: what £90,000 buys.

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House prices in E16 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£293,864	£283k–£317k	38 m²	6
2	£397,278	£364k–£437k	68 m²	168
3	£445,525	£411k–£490k	88 m²	151
4	£469,546	£452k–£497k	104 m²	31

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£294k	£397k	£446k	£470k	—
Semi-detached	—	£420k	£489k	—	—
Terraced	£294k	£396k	£440k	£468k	—
Flats	£260k	£341k	£330k	£362k	—

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

Price per m² across E16

Postcode sector	Houses	Flats
E16 1	£6,095	£6,175
E16 2	£5,293	£6,432
E16 3	£5,691	£4,633
E16 4	£5,362	£4,936

Schools near E16

Best state primary within 2 kmRoman Road Primary School94% met the expected standard at 11 · England 64%21 state primaries within 2 km

Best state secondary within 5 kmArk Greenwich Free School86% got grade 5+ in English and maths · England 43.8%51 state secondaries within 5 km

Nearby areas

E13 London · 2 km3-bed house £428k E6 London · 2 km3-bed house £435k SE7 London · 3 km3-bed house £640k E14 London · 3 km3-bed house £693k SE10 London · 3 km3-bed house £862k E15 London · 4 km3-bed house £550k E7 London · 4 km3-bed house £567k SE18 London · 4 km3-bed house £471k

Questions about E16

Is E16 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 47% less than across London; prices in Newham are down 5% on a year ago; the best state primary nearby is above the England average (94% against 64%); the best secondary is above it (86% against 43.8%); 149 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 E16?

A typical 3-bedroom house in E16 sold for £445,525 over the last five years, in today's money. Most sold between £410,873 and £489,510.

Is E16 expensive for London?

A 3-bedroom house in E16 costs 47% less than the typical 3-bedroom house across London (£840,000).

How many homes sell in E16 each year?

149 homes sold in the last year and 949 in five years: a steady market with homes coming up most weeks.

What are the schools like near E16?

The best-performing state primary within 2 km is Roman Road Primary School, where 94% of pupils met the expected standard at age 11 (England: 64%).

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.