E13 8DW has a low crime rate (4.8 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8DW?

The median property price in E13 8DW is £185k. Prices changed +72.4% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E13 8DW?

E13 8DW has a PTAL (Public Transport Accessibility Level) of 3, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Plaistow Underground Station, approximately 11.5 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8DW?

The nearest primary school to E13 8DW is St Helen's Catholic Primary School rated Outstanding by Ofsted. The nearest secondary school is Rokeby School (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E13 8DW?

E13 8DW has a liveability score of 70/100, placing it in the top 32% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E13 8DW Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E13 8DW

🛡️Crime & SafetyCrime rate, trends & breakdown by type 🎓SchoolsOfsted ratings, exam scores & distances 🏠Rental MarketAverage rents, demand & void risk

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At a glance

📍E13 8DW is in Plaistow West & Canning Town East, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £185k (median). Crime is 93% below the London average.
👤Best for: Families, Investors

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£184,500

Median sale price

+72.4%

This year

Flat

Dominant type

Price history

5-year change

+27.2%

Sales (24 months)2

New build0.0%

Avg flat£184,500

Price per m²£2,758/m²

Avg floor area66.9 m²

EPC breakdown

92%

Based on 99 properties · Confidence: high

Street mix

Flat 83%Other 17%

LHA rates — Outer East London

Shared room£561/mo

1 bedroom£1200/mo

2 bedrooms£1400/mo

3 bedrooms£1675/mo

4 bedrooms£1950/mo

Stamp duty

Standard buyer£0

First-time buyerFTB

£0

Additional propertyBTL/2nd

£5,535

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

5.2×

Price-to-income

£923/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£167,250

Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction eraNO DATA!

WallsAverage thermal transmittance 0.20 W/m?K

Heating fuelmains gas - this is for backwards compatibility only and should not be used

GlazingHigh performance glazing

Council tax band Band CAnnual charge £1,564

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£184,500)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,600

Gross yield10.41% (high)

Gentrification score30/100

Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

Low

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

22 Apr

Crime rates and local incidents

LOW CRIME

4.8 incidents per 1,000 residents

→ Stable

-91% vs borough

Crime by type

Other2600

Anti-social behaviour1807

Violence & sexual offences1680

Vehicle crime851

Theft656

Burglary560

Drug offences445

Robbery428

Road safety

100

Road safety score

Accidents (5yr)

Crime is 193% below London average

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

Plaistow Underground StationHammersmith & City line

11.5 min walk

🚂

Canning Town

Nearby stations

🚇

Plaistow Underground StationHammersmith & City · District

12 min walk

🚇

West Ham Underground StationJubilee · District

13 min walk

🚂

Canning TownNational Rail

13 min walk

🚈

West Ham DLR StationDLR

13 min walk

🚈

Canning Town DLR StationDLR

14 min walk

🚌No bus stops within 400m

Walkability score

172

Footpaths (500m)

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

34 min

London Bridge

53 min

Victoria

37 min

Waterloo

27 min

Canary Wharf ★

39 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families

★ Top school within 1km

★★★

Primary

St Helen's Catholic Primary School

Outstanding · 1 min walk

KS2: 105.7

—

Secondary

Rokeby School

Not yet inspected · 6 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding

Childcare

Edith Kerrison Nursery School

Not inspected · 14 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 61%

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

7 min walk

72%

Recommend GP

72%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalA&E Department · 1.2 km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km

A&E 4hr targetNHS target: 95%60.2%

Demographics

22 Apr

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Rank: 6,001 nationally

2,355

Est. population

17,577/km²

57%

Employed

34%

Degree educated

£35,500

Median income

10.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

Community stability

Age profile

Under 1826%

18–3424%

35–4924%

50–6418%

65+8%

Tenure

Own outright11%

Own (mortgage)17%

Private rent29%

Social rent40%

Shared ownership3%

Rent free0%

Ethnicity

White British18%

White Other15%

Asian30%

Black26%

Mixed6%

Other6%

Employment & lifestyle

Managerial / professional19%

Routine / semi-routine28%

No car household49%

Unemployed7%

No qualifications26%

Housing tenure (Census 2021)

Private rent 29%Social rent 39%

vs. London

Income vs London-15.5%

Price vs London-64.5%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote21.5%

Election year2022

MPJames Asser (Labour)

MP majority9,254

ConstituencyWest Ham and Beckton

Councillors

Dina HossainLabour

John James MorrisLabour

Simon RushLabour

Amenities

Shops, restaurants, parks and more

418

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLocal Express · 277 m

2 tennis courts

Libraries (1km)

Cinemas (2km)

997m

Post office

Nearby shops

Your Local193 m

1st Impression243 m

Best Barber269 m

Food & Wine273 m

Nearby cafes

Candy Crush Desserts278 m

BJ's Pie & Mash294 m

Due Amici317 m

Britannia345 m

Nearby restaurants

Bronze Lounge241 m

The Hungry Cow242 m

London Pizza Depot243 m

Jol Sagar272 m

Nearby pubs

The Red House245 m

Charlie's Bar297 m

The Princess Alexandra347 m

The Abbey Arms386 m

Nearby gyms

East London Rugby Football Club871 m

Fitness4Less876 m

Strength Ambassadors876 m

The Gym944 m

Nearby pharmacies

Newmans Pharmacy366 m

Jetsol Pharmacy503 m

Osbon Pharmacy521 m

Berg's Pharmacy821 m

Nearby health

Abbey Arms Dental Clinic355 m

Newham CAMHS457 m

Star Lane Medical Centre535 m

The Canning Town Dental Practice588 m

Food hygiene (5-star)40% of 129

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

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E13 8DW

At a glance

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