Neighbourhood · Newham

East Village: house prices and how the area is changing

Official figures for the East Village neighbourhood of Newham, England (ONS area Newham 038). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes E20. Figures that read a point use the neighbourhood's centre, near E20 1DH.

One of the most affluent neighbourhoods in England, showing clear signs of gentrification

East Village is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Newham (4 of 16 signals rising, 2 falling). Flats here typically resell for £575,000 (median resale price, 2023-2025). Schools nearby are improving faster than the council's and the nearest station, Stratford International, is about a 4-minute walk from the neighbourhood's centre. Recorded crime per resident is 0.9 times the borough's rate, but there are about 2.4 jobs for every resident here, so crime per resident overstates the risk to people who live here.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical flat price

£575,000

Median resale price of flats in the neighbourhood, 2023-2025; +12% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Clear signs

Weighted balance +0.21; 4 of 16 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 8 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 6 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£112,100

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.9 times the borough's rate

A busy centre, with about 2.4 jobs for every resident here, so crime per resident overstates the risk to people who live here (21,000 jobs in 2024 against 8,638 residents at the 2021 census). Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Faster than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where East Village sits in Newham

Typical flat price: the highest of the 29 neighbourhoods in Newham with enough flat sales for one
Average household income: the highest of 40 neighbourhoods in Newham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in East Village

Median resale price of houses each year here and across Newham, 2017 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Newham, 2017 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 16 counted signals point towards rising affluence against Newham, 2 the other way and 10 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Recent price momentum
Recorded crime
Schools improving
Premium and budget brands

Falling behind the borough

Anti-social behaviour
Homes improving their energy rating

Stations and schools nearby

Nearest station

Stratford International Railway and DLR station, about a 4-minute walk from the neighbourhood's centre (280 m in a straight line). No passenger train is timetabled to leave between 07:00 and 19:00 on a weekday.

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Colegrave Primary School 820 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Oct 2023).
Nearest state secondary school Harris Academy Chobham 270 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (May 2025).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about East Village

What is the typical flat price in East Village?

£575,000. Median resale price of flats in the neighbourhood, 2023-2025; +12% against 2017-2019.

How does East Village compare with the rest of Newham?

Typical flat price: the highest of the 29 neighbourhoods in Newham with enough flat sales for one. Average household income: the highest of 40 neighbourhoods in Newham.

Is East Village an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is East Village gentrifying?

Clear signs. Weighted balance +0.21; 4 of 16 signals up, 2 down, against the borough.

What is the nearest station to East Village?

Stratford International. Railway and DLR station, about a 4-minute walk from the neighbourhood's centre (280 m in a straight line). No passenger train is timetabled to leave between 07:00 and 19:00 on a weekday.

Which state schools are nearest to East Village?

Nearest state primary school. Colegrave Primary School. 820 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (Oct 2023). Nearest state secondary school. Harris Academy Chobham. 270 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (May 2025).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in East Village?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Newham

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.