LHA by area › Outer North East London
LHA rates in Outer North East London
The Valuation Office Agency's Local Housing Allowance for the Outer North East London Broad Rental Market Area, April 2026 to March 2027, and what those rates return against what houses actually sold for in each postcode district.
3-bed LHA: £1,496 a month. 4-bed: £1,795. Room in a shared house: £548.
Best 3-bed LHA yield in the area: 4.7% in RM10, where a terraced house sold for a median £380,000 in the last 12 months.
Rates
| Bedrooms | Per week | Per month |
|---|---|---|
| shared accommodation (room) | £126 | £548 |
| 1 bedroom | £230 | £997 |
| 2 bedrooms | £288 | £1,247 |
| 3 bedrooms | £345 | £1,496 |
| 4 bedrooms | £414 | £1,795 |
3-bed LHA yield by postcode district
3-bedroom LHA for the year against the median terraced sale price in the district, last 12 months, districts with at least 10 sales. Sold data as of September 2026.
| District | Median terraced sale | Gross LHA yield |
|---|---|---|
| RM10 Barking and Dagenham | £380,000 (110 sales) | 4.7% |
| RM9 Barking and Dagenham | £385,000 (130 sales) | 4.7% |
| RM8 Barking and Dagenham | £400,000 (151 sales) | 4.5% |
| RM5 Barking and Dagenham | £410,000 (62 sales) | 4.4% |
| RM3 Havering | £411,000 (142 sales) | 4.4% |
| RM13 Havering | £425,000 (98 sales) | 4.2% |
| RM12 Havering | £436,000 (108 sales) | 4.1% |
| RM7 Barking and Dagenham | £442,500 (107 sales) | 4.1% |
| IG7 Epping Forest | £450,000 (40 sales) | 4.0% |
| IG11 Barking and Dagenham | £452,500 (92 sales) | 4.0% |
| RM1 Havering | £453,500 (48 sales) | 4.0% |
| RM11 Havering | £475,000 (76 sales) | 3.8% |
| RM6 Barking and Dagenham | £475,000 (97 sales) | 3.8% |
| RM14 Brentwood | £475,000 (41 sales) | 3.8% |
| RM4 Brentwood | £490,000 (11 sales) | 3.7% |
| IG1 Redbridge | £491,000 (96 sales) | 3.7% |
| IG10 Epping Forest | £497,500 (100 sales) | 3.6% |
| IG6 Redbridge | £500,000 (99 sales) | 3.6% |
| IG3 Redbridge | £507,500 (70 sales) | 3.5% |
| RM2 Havering | £530,000 (26 sales) | 3.4% |
| IG2 Redbridge | £555,000 (64 sales) | 3.2% |
| E4 Epping Forest | £560,000 (180 sales) | 3.2% |
| IG5 Redbridge | £580,000 (24 sales) | 3.1% |
| IG8 Epping Forest | £600,000 (96 sales) | 3.0% |
| IG4 Redbridge | £612,500 (20 sales) | 2.9% |
| IG9 Epping Forest | £647,500 (40 sales) | 2.8% |
| E18 Redbridge | £718,000 (54 sales) | 2.5% |
4-bed LHA yield against a semi
| District | Median semi sale | Gross LHA yield |
|---|---|---|
| RM10 Barking and Dagenham | £410,000 (29 sales) | 5.3% |
| RM8 Barking and Dagenham | £417,500 (22 sales) | 5.2% |
| RM9 Barking and Dagenham | £442,500 (10 sales) | 4.9% |
| RM3 Havering | £450,000 (95 sales) | 4.8% |
| RM6 Barking and Dagenham | £450,000 (17 sales) | 4.8% |
| RM13 Havering | £460,000 (73 sales) | 4.7% |
| RM5 Barking and Dagenham | £465,000 (81 sales) | 4.6% |
| RM7 Barking and Dagenham | £469,000 (66 sales) | 4.6% |
| IG11 Barking and Dagenham | £510,000 (17 sales) | 4.2% |
| RM12 Havering | £517,500 (145 sales) | 4.2% |
| RM11 Havering | £525,000 (103 sales) | 4.1% |
| IG6 Redbridge | £547,500 (50 sales) | 3.9% |
| RM1 Havering | £548,750 (106 sales) | 3.9% |
| IG3 Redbridge | £567,000 (15 sales) | 3.8% |
| IG7 Epping Forest | £580,000 (46 sales) | 3.7% |
| RM14 Brentwood | £590,000 (150 sales) | 3.7% |
| RM2 Havering | £598,750 (47 sales) | 3.6% |
| IG2 Redbridge | £607,500 (12 sales) | 3.5% |
| IG5 Redbridge | £610,750 (44 sales) | 3.5% |
| IG10 Epping Forest | £627,500 (88 sales) | 3.4% |
| E4 Epping Forest | £675,000 (107 sales) | 3.2% |
| IG8 Epping Forest | £738,750 (70 sales) | 2.9% |
| IG1 Redbridge | £750,000 (11 sales) | 2.9% |
| IG9 Epping Forest | £750,000 (38 sales) | 2.9% |
| E18 Redbridge | £1,000,000 (23 sales) | 2.2% |
What the yield figure is
Local Housing Allowance is the most housing benefit will pay towards rent in an area, set by the Valuation Office Agency for each Broad Rental Market Area and bedroom count. It is a floor for rent, not a forecast: a tenant on benefits can pay it, and market rents usually sit above it. The yield here is the 3-bedroom LHA rate for the year, divided by the median price paid for a terraced house in the district over the last 12 months (HM Land Registry). Gross, before costs, before voids, before finance. It is a screening number for comparing areas, not an appraisal of any house.
April 2026 to March 2027 (the same figures as April 2024, per the 2026 Modification Order).
Sources: VOA Local Housing Allowance rates, VOA BRMA boundaries, HM Land Registry Price Paid Data. Districts are assigned to an area by their centre point; a district straddling two areas is shown in one.