East London properties saw best returns in past decade

Affordable areas of East London have seen the strongest house price growth in the past 10 years, suggesting they’ve been subject to consistent demand over that period.

The analysis comes from London lettings and estate agent, Benham and Reeves, which looked at house price growth across each London borough between 2015 and 2025, before calculating the average annual rate of growth seen over the last decade.*

East London sees strongest price growth

The outer London borough of Barking and Dagenham in East London leads the way, with an average annual increase of 5.9%, bringing prices up £363,000, which still makes it the cheapest area of the city.

After that comes fellow East London regions Havering (5.7%) and Redbridge (5.4%), along with Bexley (5.6%), all of which are also among the more affordable areas of the Capital.

These areas have all outstripped the average annual growth rate seen across the wider UK market (5.3%) over the 10-year period.

Across London as a whole prices have risen by 2.8% per year on average, with this average being pulled down by inner London boroughs.

Prime London bottom of the pack

The traditionally most-sought-after areas of London have seen prices stagnate or even fall, with volatility like Brexit and the introduction of a 2% stamp duty surcharge on foreign investors both having an effect.

In Kensington and Chelsea prices have fallen by an average of -1.5% per year over the course of the decade, bringing the average to £1.18 million.

Prices have also fallen by -1.2% per year in neighbouring Westminster, where prices now average at £921,000.

Third from bottom is Hammersmith and Fulham, where prices have fallen by -0.4% per year to £743,000.

Outliers

In general cheaper areas of London have been subject to the most growth in the past 10 years.

However in Tower Hamlets, where prices stand at a relatively affordable £503,000 per year, prices have only risen by 1.2% per year.

Merton, one of the more expensive regions with house price growth of £619,000, has still seen house prices rise by a considerable 3.5% per year in the past decade.

Director of Benham and Reeves, Marc von Grundherr, commented

“Over the last decade, London house prices have remained largely stable and we’ve seen the capital’s peripheral boroughs perform particularly well, as buyers priced out of more central locations look for the next best option within a commutable distance, whilst also looking for larger, family-suitable homes – a trend that intensified considerably during the pandemic.

“Despite the decline seen across Prime London boroughs, London remains an extremely desirable destination where international buyers are concerned and, if anything, the cooling market conditions of the last 10 years make it all the more attractive given the savings on offer.

“However, high taxes for overseas investors and the ongoing crackdown on non-doms could further dampen the appetite of international investors and, as they play such a pivotal role in stimulating the market, we would like to see more done to attract them, not deter them.”