Property investment stats for Upton, East London
A complete guide to property investment in Upton.
Last updated: 18 September 2025
Investment summary
Upton sits in East London and offers a profile that stands out even by the capital’s standards. The area is dominated by families (in the 91st percentile for Britain), with very few single or couple households, and a strikingly young population — those in their 20s and 30s are both in the top decile for the country. It’s a place where owner-occupation is rare (10th percentile), and private renting is the norm (98th percentile), which is entirely in keeping with London’s rental-heavy landscape. Asking prices reflect London’s reality, with the median price per square foot at £528 per sq ft, and the current median asking sale price for a three-bedroom house at £550,000. Liquidity is respectable, with homes spending a median of 36 days on the market, and the gap between asking and achieved price sitting at -£5,250 (the typical achieved discount).
Key investment stats for Upton
Median price per sq ft
£528 / sq ft
Average rental yield
6.0%
Capital growth (1y)
-1.6%
Sales in past year
160
* Property stats calculated for last full calendar year (2024).
Live property stats in Upton
Live prices in Upton, East London
* Extreme prices clipped for legibility
Properties for sale
Median price
£435,000
25% of properties below...
£300,000
75% of properties below...
£600,000
Most expensive property
£1,200,000
Live listings
84
Median days on market
36
Should you invest in Upton?
Opportunities
- The average rental yield is robust at 6.0%, and the top postcode district commands yields of 5.9%, making this a compelling area for buy-to-let investors.
- The population is youthful and family-driven, which should support ongoing rental demand and reduce void periods.
- The three-year capital growth stands at 9.5%, with annualised growth over that period at 3.1%, indicating some resilience despite recent market changes.
Risks
- The price-to-income ratio is 8.4, and the rent-to-income ratio is 37.3%, so affordability may be stretched for both buyers and renters.
- The one-year capital growth has changed by -1.6%, suggesting that short-term price trends are not always upward.
- The area’s unemployment rate sits in the 98th percentile for Britain, which could affect tenant stability and long-term growth.
Outlook
Upton’s rental market looks set to remain active, given the dominance of private renting and a population profile that leans heavily towards families and younger adults. The strong rental yields of 6.0% and quick turnaround times (homes spending just 36 days on the market) support the view that liquidity will stay healthy. However, stretched affordability — reflected in the price-to-income and rent-to-income ratios — could cap how much further prices or rents can rise, at least in the near term.
Investors should keep an eye on the area’s high unemployment percentile, as it may introduce some volatility to tenant demand or payment reliability. Over the next year, Upton is likely to offer stable, income-focused returns rather than rapid capital appreciation. The long-term prospects remain attractive for those prioritising rental income and market resilience, especially as London’s fundamentals continue to underpin demand.
Property market trends in Upton
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Upton
Investment properties in Upton, East London
£420,000 - Offers in Excess of
2 bedroom flat for sale
Thorpe Road, Forest Gate
£400,000 - Offers in Excess of
2 bedroom flat for sale
Lancaster Road, London, E7
£575,000 - Offers in Excess of
3 bedroom terraced house for sale
Katherine Road, London, E7 8NP
£500,000 - Guide Price
5 bedroom terraced house for sale
Ham Park Road, LONDON, London, E7
Achieved vs asking prices
Key takeaway: Seller's market
Vendors are achieving more than their guide prices; scarcity is driving premiums.
Headline stats
• Median discount: -£5,250
• 1 in 4 properties sell at > £8,500 below asking
• 1 in 10 properties sell at > £15,500 below asking
In percentage terms:
• Median discount of -0.9%
• 25% of properties discounted by > 1.4%
• 10% of properties discounted by > 3.5%
Best places to invest in Upton
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.