Buy-to-let in Newham

Newham in figures

Gross rental yield

6.0%

On flats across Newham

Entry price

£408,000

The cheapest postcode district's median sale

Price move, 12 months

-1.4%

UK House Price Index, across Newham

Price move, 10 years

+12.7%

6.2% below the year to May 2024, across Newham

Homes below EPC band C

37%

Of lodged certificates, a proxy for the condition of the stock

Population

376,542

Newham, +7.6% growth

• Flats across Newham let for £1,840/mo against a median sale of £365,000 there: 6.0% gross before costs, on ONS rents and sold prices for the whole authority.
• ONS puts the median rent across the whole local authority at £1,928/mo, which is the figure to check an asking rent against.
• Prices here fell 1.4% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.

• Prices +13% over ten years, 6% below the year to May 2024
• 37% of EPCs below band C
• £30,800 stamp duty with the 5% surcharge on a £408,000 buy-to-let
• 2 regeneration awards
• 2,760 homes added
• 38% private rented (2021 census)
• 90% gigabit broadband
• 100% of 51 graded schools good or better
• Band D £1,944
• 1.4% long-term empty
• +14% five-year forecast for London as a whole (Savills), not this area

These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The Newham report measures the area in more depth over its own twelve months, so its figures are the ones to quote.

What sits behind the figures

Prices across Newham moved +12.7% over ten years on the UK House Price Index, and the latest year's average is 6.2% below its highest, the year to May 2024.

Employee jobs across Newham moved +35.3% from 2015 to 2024 (ONS Business Register and Employment Survey).

37% of the energy performance certificates lodged across Newham's postcode districts are below band C (118,266 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.

A buy-to-let at £408,000 pays £30,800 in Stamp Duty Land Tax, including the 5% surcharge on additional homes.

The five-year forecast quoted above (Savills, London) is a regional figure for London as a whole, not a forecast for Newham, and Clarity does not rank on it.

The Newham report

The full report measures Newham from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.

Read the cover of the Newham report, free, with its headline figures, before you decide.

Read a full Liverpool report, free to see everything a report contains.

Compare it with everywhere else

The investment map ranks Newham against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.