East Ham Property Market Update – August 2025
- Tom Ashwood
- Sep 16
- 2 min read
The East Ham housing market in August 2025 has entered a more cautious phase, with supply easing back from July’s levels, sales activity slowing, and sellers adjusting to more selective buyer demand.
Supply and Demand
The number of homes available for sale in East Ham stood at 345 in August, up 13% compared with last year but 8% lower than July. Stock is now slightly below the six-year August average, suggesting supply is tightening after a busier summer.
New listings fell to 63 in August, down 10% year-on-year and 10% month-on-month, and a full 20% below the long-term average. This marks a clear drop-off in seller confidence, with many homeowners delaying plans to list until conditions improve.
On the demand side, sales agreed slumped to 37, nearly 10% lower than last year and 37% below July’s total. This is also well below the six-year average of 46, highlighting weaker buyer activity as affordability pressures continue to bite.
Pricing Trends
Despite softer activity, pricing remains relatively resilient. New listing asking prices averaged £402,523, up 1% year-on-year, though 3.7% below July’s level. On a size-adjusted basis, new listings were marketed at £519 per sq ft, up 8.1% annually and 2.6% higher than July. This suggests that while overall asking prices dipped, higher-value or better-presented stock continues to come forward.
For agreed sales, prices have moved upwards. The average agreed asking price was £427,973, up 7.3% year-on-year and 4.3% higher than July. On a per-square-foot basis, agreed deals averaged £521, a 10.6% annual rise and 8.3% higher than July. This reflects strong buyer appetite for quality homes, even if transaction volumes are down.
Market Behaviour
Seller behaviour reflects a more measured approach. Price reductions totalled 39, down 13% compared with last year and slightly below July. This indicates that sellers are increasingly pricing realistically from the outset, reducing the need for mid-marketing adjustments.
Withdrawn listings dropped sharply, down 19% year-on-year and 36% month-on-month, and now sit more than a third below the six-year average. At the same time, fall-throughs were 36% lower than last year and 25% lower than July, signalling greater transaction stability once sales are agreed.
East Ham Property Market
The East Ham Property Market in August 2025 reflects a shift from the activity-driven summer to a more measured environment. Stock is edging down, fewer homes are coming to market, and sales volumes have weakened. Yet values, both asking prices and £ per sq ft, remain firm, especially for homes that match buyer priorities.
For sellers, realistic pricing and good presentation remain the keys to success. For buyers, the slower pace of activity offers negotiating opportunities, though well-positioned properties continue to command premiums.
