Property investment stats for North Woolwich, East London
A complete guide to property investment in North Woolwich.
Last updated: 10 January 2026
Investment summary
North Woolwich stands out for its strong rental performance and rapid recent capital growth, making it a notable spot for investors seeking momentum in East London. The average rental yield sits at 6.6%, and capital values have changed by 22.0% over the past year, reflecting robust demand. The area’s housing stock is dominated by private and social renting, with owner-occupation being rare even by London standards. This supports high liquidity, as shown by properties spending just 35 days on the market on average.
Affordability remains tight, with a price-to-income ratio of 7.2 and a rent-to-income ratio of 38.7%, both typical for this part of London but challenging for new entrants. The median price per square foot is £596 per sq ft, with a 3-bedroom house typically asking £662,500 and renting for N/A.
Key investment stats for North Woolwich
Median price per sq ft
£596 / sq ft
Average rental yield
6.6%
Capital growth (1y)
22.0%
Sales in past year
134
* Property stats calculated for last full calendar year (2024).
Live property stats in North Woolwich
Live prices in North Woolwich, East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£395,000
25% of properties below...
£315,000
75% of properties below...
£475,000
Most expensive property
£1,200,000
Live listings
181
Median days on market
35
Should you invest in North Woolwich?
Opportunities
- The area offers strong rental returns, with an average yield of 6.6% and the top performing postcode district achieving 6.5%.
- Recent capital values have changed by 22.0% over the past year, suggesting momentum for those seeking short-term growth.
- High demand and fast-moving stock, with days on market at just 35 days, mean investors can expect good liquidity.
Risks
- Affordability remains a challenge, with a price-to-income ratio at 7.2 and rent-to-income ratio at 38.7%, which could limit further price growth.
- The dominance of private and social renting (in the 98th and 92nd percentiles) may make the area vulnerable to policy changes or shifts in the rental market.
- The area’s owner-occupation rate is extremely low (in the 2nd percentile), which could affect long-term stability and limit the pool of potential buyers for resale.
Outlook
North Woolwich is likely to remain attractive to investors focused on rental income, given the high proportion of renters and strong yields. The recent capital growth of 22.0% over the past year is notable, but the longer-term annualised growth of 2.0% suggests a more modest trajectory may be the norm going forward.
Liquidity should stay high, as properties are selling quickly and the local population is heavily skewed towards young adults and professionals. Affordability pressures are unlikely to ease, so investors should expect continued high demand for rental property rather than a surge in owner-occupier interest. In summary, North Woolwich offers momentum and income, but with some caution warranted around long-term price growth and policy risks.
Property market trends in North Woolwich
Average yield (%)
Median price per sq ft (£/sq ft)
Live properties in North Woolwich
Investment properties in North Woolwich, East London
£400,000
2 bedroom flat for sale
Ebb Court, E16, Docklands, London, ...
£320,000 - Guide Price
1 bedroom flat for sale
Barrier Point Road, London, E16 2SE
£500,000
4 bedroom terraced house for sale
Hartlepool Court, London
£280,000 - Guide Price
2 bedroom flat for sale
Fishguard Way, London, E16
Achieved vs asking prices
Key takeaway: Balanced market
Typical discounts are limited but real — expect to achieve a reduction off asking.
Headline stats
• Median discount: £5,000
• 1 in 4 properties sell at > £9,588 below asking
• 1 in 10 properties sell at > £19,000 below asking
In percentage terms:
• Median discount of 1.2%
• 25% of properties discounted by > 2.4%
• 10% of properties discounted by > 3.5%
Best places to invest in North Woolwich
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.