New Build Investor Guide – Newham
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Newham is one of 20 outer London boroughs and is located in east London. Spanning nearly 14 square miles, the borough has a population of 353,245, the third highest of the London boroughs. Situated on the borders of inner and outer east London, it is 5 miles (8 km) east of the City of London, north of the River Thames. Newham was one of the six host boroughs for the 2012 Summer Olympics and contains most of the Olympic Park including the London Stadium.
Newham’s population is forecast to grow by over 22% by 2030
|Forecast Population 2030||443,657|
Economically Active Population
A largely young, diverse, mobile population.
|Age Range||Percentage of population|
|16 – 64||70%|
Average Life Expectancy
The average life expectancies for those born in Newham between 2016 and 2018 are below.
|Males||80 (UK average is 79). Males born in Newham have the 13th shortest life expectancy of all London boroughs.|
|Females||83 (UK average is 83). Females born in Newham have the 5th shortest life expectancy of all London boroughs.|
Population Density (2011)
Newham has 9,756 people per km2. Higher than the London average of 5,701 people per km2 and the 10th highest density of all London boroughs.
International Migration (2018-19)
11,707 new residents from overseas moved to Newham in 2018 -2019. Three London borough’s welcomed more new residents from overseas than Newham.
Country of Birth
|Location of Birth||Proportion of Population|
|UK and Ireland||47%|
Crime & Safety
|Crime Numbers (April 2017 – March 2018)||33,758|
|Crime rate per 1,000 population (April 2017 -March 2018)||99|
|Newham has the 4th highest crime rate per 1,000 people of all London boroughs.|
|Primary Schools||87 (25 of which have an Ofsted rating of outstanding)|
|Secondary Schools||31 (9 of which have an Ofsted rating of outstanding)|
|Schools and Colleges (16-18 years)||15 (7 of which have an Ofsted rating of outstanding)|
|Population considering themselves in very good health||49%|
|Population considering themselves in very bad health||2%|
Employment & Economy
69% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
|Public administration, education and health||25%|
|Distribution, hotels and restaurants||25%|
|Finance, banking and insurance||21%|
|Transport and communications||11%|
In 2020, there were 35 companies in the borough employing more than 250 people and 85 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Approximately 31,322 residents of Newham also work in the borough. 35,873 people travel into the borough each day for work and 55,001 residents work outside the borough. The daytime population of the borough therefore decreases by 19,128 people each day. (source: data.london.gov.uk).
|Median Gross Annual Pay for full-time employee jobs (2017)||£31,365|
|Number of jobs in the borough (2019)||92,000|
|Jobs per resident||0.49 (London average 1.03 and UK average 0.87)|
|Number of residential properties in Newham||112,560|
Property Ownership (2018)
|own property outright (no mortgage)||12.2%|
|own property with mortgage||22.6%|
|rent from a Housing Authority or the Local Authority||26.5%|
|rent from a private landlord (representing approximately 43,400 private rentals)||38.7%|
|Households with no car or van (2011)||52%|
|One person households||26.1%|
|One family households||48.5%|
|Other (sharers / students etc)||25.4%|
Average House Prices
Average house prices in Newham are the 3rd cheapest of the 32 London boroughs.
|Average achieved price January 2020||£365,657|
|Average achieved price January 2021||£378,023|
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Newham fell by 52%. Only the City of London saw larger falls in transaction volumes than Newham.
|Number of residential sales to year ending September 2019||2,283|
|Number of residential sales to year ending September 2020||1,344|
Achieved Rents (January to December 2020)
|London Median Rents
(per calendar month)
(per calendar month)
New Build Developments in Newham
There are fifteen large new build developments in Newham with apartments currently available for sale. Average asking prices for three of these developments are set out below.
Royal Wharf – Phase 3 (Ballymore / Oxley)
|Total Number of properties||326|
|First launched||May 2016|
Average Prices – Royal Wharf
|Price per ft²||£479||£746||£923|
Royal Eden Docks (Mount Anvil)
|Total Number of properties||854 (626 private)|
|First Launched||September 2019|
Average Prices – Royal Eden Docks
|Price per ft²||£518||£793||£904|
Twelve Trees Park (Berkeley)
|Total Number of apartments||3,810 (2,466 private)|
|First Launched||February 2020|
Average Price – Twelve Trees Park
|Price per ft²||£795||£907||£1,056|
Environment & Leisure
Sport within the Borough of Newham:
- Newham was one of the six host boroughs for the 2012 Summer Olympics and contains most of the Olympic Park including the London Stadium.
- West Ham United F.C. play its home matches at the London Stadium in Stratford.
- Newham Dockers Rugby League club that train and play out of East London Rugby Club, competing in the London Premier League
- London Regatta Centre a charitable organisation promoting water sports such as rowing and dragon boats
The Borough of Newham also has:
- over 20 parks, as well as smaller recreation grounds
- 10 libraries
- a number of exhibition centres including ICC London – ExC
- a number of shopping centres including Westfield Shopping Centre, Stratford – The largest Westfield Shopping Centre in Europe
Newham’s overground and underground stations are in Zones 2, 3 and 4.
|Stratford Station||Wanstead Park|
|Canning Town (Jubilee line)||East Ham (District and Hammersmith & City lines)|
|Plaistow (District and Hammersmith & City lines)||Stratford (Jubilee & Central lines)|
|Upton Park (District and Hammersmith & City lines)||West Ham (Jubilee, District and Hammersmith & City lines)|
The Labour Party