A typical East Ham home sells for about £430,000, and at that price the party walls come included. Flats go for about £275,000. Terraces cost a little more than the headline. Semis barely come up at all. You are buying into a row, and a row is what most of East Ham is.
The Land Registry recorded 239 sales in East Ham in the year to May 2026, at a median of about £430,000. Terraced houses made up 178 of those sales and went for a median of about £445,000. Flats, 45 sales, came in at about £275,000. Only 14 semi-detached houses changed hands, at a median of about £512,500. In East Ham a semi is the sort of thing people mention at parties.
The house price index for East Ham's area put the average at about £405,000 in May 2026, down about 1% on twelve months earlier. That is a small move, the sort a single busy month can wipe out. Flats did worse, with the index for them down about 3% over the same year. The flat end of the market has been the softer end lately, so service charges and lease length deserve as much attention as the asking price on any flat here.
Council tax is mostly band C, and about 30% of homes sit in the two cheapest bands, A and B. A band D home pays about £1,944 a year, the figure most buyers can line up against their current bill.
Renting is priced across Newham as a whole, where the typical private rent reached about £1,920 a month in April 2026, up about 7% on a year earlier. That is a mean from the Office for National Statistics rent index for the borough, and the bedroom split runs from about £1,620 a month for one bedroom and £1,980 for two to about £2,190 for three and £2,660 for four or more. The index carries no figures for studios or single rooms. Landlords in Newham have had a better year than sellers in East Ham, and the rent figures say so plainly.
Household income across East Ham was modelled at about £62,000 a year, gross and before tax, for the financial year to March 2023. Against a typical sale price of about £430,000, that puts a terrace on a stretch for one household on an ordinary income, and the flats are where most first purchases start. The income figure is three years old and comes before deductions, so the payslip in front of a mortgage lender will look leaner.
Across the sales that could be matched to an energy certificate's floor area, about 91% of them, the median price was about £5,200 a square metre, on a typical floor area of about 83 square metres. That is a compact family house by any standard, and the Edwardians who built most of these streets were not planning for home offices.
At the 2021 Census about 15% of East Ham households had one bedroom, 28% had two, 40% had three and 17% had four or more. Three bedrooms is the common unit, which fits a district of terraces. Three bedrooms in an East Ham terrace usually means the third one is box-shaped and the second one is where the extension should have gone.
East Ham costs about what a middling corner of London ought to. A terrace is within reach if two incomes pay for it, and a flat is the realistic first step for one.