Newham sold more flats than any other property type in 2025, and its median flat price — £422,917 across 1,169 sales — came within 13.5% of its median house price of £480,000. That gap of £57,083 is one of the narrowest flat-to-house price differences of any London borough. But a single postcode district is doing almost all the work: strip out E16 (Royal Docks and Canning Town), and Newham's flats cost barely half of what its houses do.
Newham (local authority code E09000025) recorded 2,021 residential sales at standard market prices in 2025 across houses and flats. Here is what the register shows, fetched 2026-09-30.
The borough-wide numbers
| Property type | 2025 median | Sales (n) |
|---|---|---|
| Detached | £535,000 | 5 |
| Semi-detached | £484,000 | 43 |
| Terraced | £480,000 | 804 |
| Houses combined (D/S/T) | £480,000 | 852 |
| Flats | £422,917 | 1,169 |
| All property types | £451,200 | 2,021 |
Detached and semi-detached sales are too thin a sample in Newham to read much into on their own — the borough is overwhelmingly a terraced-house and flat market. Pooling houses together, the typical Newham house costs 13.5% more than the typical Newham flat. In most London boroughs that gap runs well over 50%.
One outcode explains most of the story
Newham splits into seven postcode districts with enough 2025 sales to compare: E6 (East Ham), E7 (Forest Gate), E12 (Manor Park), E13 (Plaistow), E15 (Stratford), E16 (Royal Docks/Canning Town) and a small slice of E20 (Queen Elizabeth Olympic Park).
| Outcode | Flat median | Flat n | House median | House n | Flat as % of house price |
|---|---|---|---|---|---|
| E6 | £280,000 | 66 | £447,000 | 266 | 62.6% |
| E7 | £340,000 | 62 | £583,968 | 144 | 58.2% |
| E12 | £280,500 | 30 | £480,000 | 95 | 58.4% |
| E13 | £299,500 | 58 | £435,000 | 125 | 68.9% |
| E15 | £360,000 | 183 | £521,500 | 138 | 69.0% |
| E16 | £467,750 | 718 | £450,000 | 81 | 104.0% |
Six of the seven outcodes follow the pattern you'd expect: a flat costs 58–69% of a house in the same district. E16 is the exception, and by a wide margin — its median flat sale in 2025 (£467,750, on 718 sales) actually sold for slightly more than its median house sale (£450,000, on 81 sales). Royal Docks and Canning Town flats are pricing above the local houses, not below them, and E16 alone accounts for 61% of every flat sold in the borough.
Where the premium comes from: new-build
Every new-build flat sold in Newham in 2025 was in E16. Across the other six outcodes, new-build flat sales in 2025 were zero. Within E16 itself, 387 of 718 flat sales (53.9%) were new-build, spread across at least 23 different postcodes rather than concentrated in one scheme.
| E16 flats | Median price | Sales (n) |
|---|---|---|
| Resale | £385,000 | 331 |
| New-build | £511,000 | 387 |
| All E16 flats | £467,750 | 718 |
New-build flats in E16 sold for £126,000 (32.7%) more than resale flats in the same district in 2025. That premium — not a general Royal Docks "location effect" on older stock — is what pulls the whole outcode's flat median up to house-price territory. HM Land Registry's price-paid data lags new-build completions, so the true 2025 new-build count is likely somewhat higher than this snapshot shows; the resale figures are not affected by that lag.
The new-build flats are also the greenest homes in the borough
Energy Performance Certificate data shows the same split. Using the latest certificate on file for each address, Newham's flats overall are 60.3% EPC C-or-above (8,559 certified addresses). By outcode:
| Outcode | EPC C+ share | Certified flats (n) | Median floor area |
|---|---|---|---|
| E7 | 39.2% | 738 | 58 sqm |
| E6 | 51.7% | 2,131 | 55 sqm |
| E12 | 53.8% | 831 | 58 sqm |
| E13 | 56.3% | 949 | 62 sqm |
| E15 | 62.0% | 1,684 | 57 sqm |
| E16 | 77.6% | 2,134 | 63 sqm |
E16's flats are close to double the EPC C-or-above rate of E7's, mirroring the same new-build split that drives its prices: newer certified stock rates better on energy efficiency almost everywhere in the country, and Royal Docks/Canning Town has a lot more of it than the rest of the borough. Floor area barely moves between districts — 55 to 63 sqm across the six outcodes — so a Newham flat buyer is generally paying for build age and energy performance, not extra space, when they pay more in E16.
What it costs to buy
Figures below use the current England Stamp Duty Land Tax bands and the Bank of England's latest quoted 75%-LTV five-year fixed rate (4.32%, as of April 2026), illustrating a 25%-deposit purchase over a 25-year term.
| Purchase | Price | SDLT (home mover) | SDLT (first-time buyer) | Illustrative monthly repayment |
|---|---|---|---|---|
| E16 resale flat (median) | £385,000 | £9,250 | £4,250 | £1,576 |
| E16 new-build flat (median) | £511,000 | £15,550 | £15,550* | £2,091 |
| Newham house (median) | £480,000 | £14,000 | not modelled† | £1,964 |
| Cheapest-outcode flat (E6, median) | £280,000 | £4,000 | £0 | £1,146 |
*First-time buyer relief withdraws entirely above £500,000 — a buyer at £511,000 pays the same SDLT whether or not they qualify as a first-time buyer.
†Newham's median house price sits above the point at which most first-time buyers would be purchasing a family house rather than a first home; SDLT for that scenario is shown as the standard mover rate only.
On top of the mortgage, Newham's council tax Band D for 2026-27 is £1,944.23 — about £162 a month, and among the lower Band D rates in London.
These are illustrative figures based on published rates on the date of fetch; actual mortgage offers depend on a lender's assessment of income, credit history and the specific property. Speak to a qualified mortgage adviser or conveyancer before acting on any of the numbers above.
Try it on a real Royal Docks postcode
Homecost's postcode tool shows the individual properties, last sale prices and EPC ratings behind these numbers for E16 4EE, one of the Royal Docks postcodes included in this analysis. For the borough-wide picture, see average house prices across all 33 London boroughs and how London's flat-to-house price gap compares borough by borough, where Newham's narrow gap was first flagged. For a contrast with London's most expensive flat market, see the central London flat market breakdown. Buyers weighing a purchase around the £500,000 mark may also find the true cost of buying a £500,000 home in the UK useful context. More regional coverage is available in the regional prices section of the Homecost blog.