Newham · report
House prices in Newham: the next 12 months
Sale prices have an 80% chance of landing between £350,974 and £400,718 by August 2027.
- Expected, August 2027
- £375,846
- Chance of a rise
- 26%
Newham: five years of prices and the expected path
Average sale price per home, £, monthly, with the next 12 months' expected path
- Newham
- London
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Period | Newham | London | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £375,846 (£350,974–£400,718) | £566,944 | £280,154 |
| Jul 2027 · Expected path | £376,863 (£353,279–£400,446) | £565,901 | £279,560 |
| Jun 2027 · Expected path | £377,879 (£355,614–£400,144) | £564,858 | £278,967 |
| May 2027 · Expected path | £378,896 (£357,985–£399,806) | £563,816 | £278,374 |
| Apr 2027 · Expected path | £379,912 (£360,400–£399,425) | £562,773 | £277,781 |
| Mar 2027 · Expected path | £380,929 (£362,867–£398,991) | £561,730 | £277,188 |
| Feb 2027 · Expected path | £381,946 (£365,402–£398,489) | £560,687 | £276,595 |
| Jan 2027 · Expected path | £382,962 (£368,025–£397,900) | £559,644 | £276,002 |
| Dec 2026 · Expected path | £383,979 (£370,767–£397,190) | £558,601 | £275,409 |
| Nov 2026 · Expected path | £384,995 (£373,684–£396,306) | £557,559 | £274,816 |
| Oct 2026 · Expected path | £386,012 (£376,884–£395,140) | £556,516 | £274,223 |
| Sep 2026 · Expected path | £387,028 (£380,651–£393,406) | £555,473 | £273,630 |
| Aug 2026 | £388,045 | £554,430 | £273,037 |
| Jul 2026 | £391,805 | £550,340 | £272,146 |
| Jun 2026 | £395,499 | £551,440 | £270,690 |
| May 2026 | £403,146 | £549,535 | £272,221 |
| Apr 2026 | £395,987 | £554,363 | £270,966 |
| Mar 2026 | £400,571 | £546,111 | £268,631 |
| Feb 2026 | £396,593 | £546,681 | £269,423 |
| Jan 2026 | £405,547 | £553,643 | £268,814 |
| Dec 2025 | £400,942 | £550,040 | £268,002 |
| Nov 2025 | £407,063 | £560,709 | £270,472 |
| Oct 2025 | £406,184 | £557,572 | £269,819 |
| Sep 2025 | £412,676 | £565,498 | £269,556 |
| Aug 2025 | £407,213 | £567,115 | £270,575 |
| Jul 2025 | £410,870 | £568,795 | £268,843 |
| Jun 2025 | £405,741 | £568,050 | £266,796 |
| May 2025 | £410,605 | £565,507 | £264,078 |
| Apr 2025 | £408,211 | £564,530 | £260,162 |
| Mar 2025 | £410,896 | £553,812 | £268,019 |
| Feb 2025 | £421,625 | £561,072 | £264,771 |
| Jan 2025 | £427,597 | £563,861 | £264,936 |
| Dec 2024 | £428,508 | £556,882 | £263,991 |
| Nov 2024 | £425,741 | £559,925 | £264,515 |
| Oct 2024 | £429,528 | £560,909 | £265,252 |
| Sep 2024 | £431,361 | £566,882 | £264,750 |
| Aug 2024 | £425,238 | £567,121 | £265,085 |
| Jul 2024 | £413,159 | £557,831 | £262,479 |
| Jun 2024 | £408,005 | £556,853 | £259,585 |
| May 2024 | £422,144 | £553,592 | £258,565 |
| Apr 2024 | £438,054 | £548,467 | £256,478 |
| Mar 2024 | £445,489 | £547,437 | £255,082 |
| Feb 2024 | £444,570 | £546,247 | £254,633 |
| Jan 2024 | £434,668 | £551,097 | £255,972 |
| Dec 2023 | £427,996 | £549,112 | £256,177 |
| Nov 2023 | £425,348 | £547,757 | £258,368 |
| Oct 2023 | £424,347 | £555,122 | £260,129 |
| Sep 2023 | £429,243 | £565,702 | £261,318 |
| Aug 2023 | £419,628 | £560,630 | £262,602 |
| Jul 2023 | £426,096 | £559,703 | £261,182 |
| Jun 2023 | £430,276 | £556,107 | £258,275 |
| May 2023 | £421,428 | £554,900 | £257,330 |
| Apr 2023 | £417,731 | £557,147 | £256,479 |
| Mar 2023 | £411,717 | £555,361 | £255,885 |
| Feb 2023 | £420,496 | £563,875 | £258,788 |
| Jan 2023 | £424,484 | £570,869 | £260,941 |
| Dec 2022 | £427,572 | £572,384 | £263,190 |
| Nov 2022 | £433,309 | £575,480 | £265,299 |
| Oct 2022 | £426,543 | £573,946 | £265,693 |
| Sep 2022 | £426,822 | £579,330 | £265,727 |
| Aug 2022 | £432,743 | £581,320 | £265,124 |
| Jul 2022 | £436,933 | £575,261 | £262,904 |
| Jun 2022 | £425,655 | £572,418 | £258,118 |
| May 2022 | £410,670 | £554,380 | £255,040 |
| Apr 2022 | £402,306 | £554,765 | £252,167 |
| Mar 2022 | £405,557 | £550,480 | £249,232 |
| Feb 2022 | £404,469 | £551,066 | £248,309 |
| Jan 2022 | £406,458 | £550,635 | £248,031 |
| Dec 2021 | £398,239 | £547,837 | £245,189 |
| Nov 2021 | £397,255 | £547,647 | £243,930 |
| Oct 2021 | £396,387 | £539,606 | £239,236 |
| Sep 2021 | £400,921 | £541,876 | £245,371 |
What the model expects
The central estimate at each horizon, and the range prices land in 8 times out of 10.
| Horizon | Expected | 80% range | Chance of a rise | Chance of beating inflation |
|---|---|---|---|---|
| In 3 months (November 2026) | £384,995 | £373,684 – £396,306 | 36% | 23% |
| In 4 months (December 2026) | £383,979 | £370,767 – £397,190 | 35% | 20% |
| In 12 months (August 2027) | £375,846 | £350,974 – £400,718 | 26% | 9% |
The outlook carries the region's own monthly price history forward: the recent trend and how far prices usually stray from it. It knows nothing about interest-rate decisions, new laws or local projects, so read it as a description of momentum, not a forecast to act on.
Other reports for Newham
At the average sale price, a home costs £388,045. With 10% down and a 30-year mortgage, the payment is £1,790 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 25%
- Payment, one income
- 50%
Owning the average home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,931
- Owning per month
- £1,827
25.6% more homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 1,450
- Per 1,000 residents
- 3.9
Figures for United Kingdom: Newham has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 6 times since 1995. The deepest began in January 2008.
- Deepest fall
- −22.9%
- Recovery from the low
- 58 months
In 2025 the population fell by 2,934 while 1,350 homes were finished.
- Homes finished, 2025
- 1,350
- Population change, 2025
- −2,934
7.4% of the 125,013 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 7.4%
- Empty homes
- 9,295
In 2025, 2% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 2%