E13 8EB has a low crime rate (3.0 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8EB?

The median property price in E13 8EB is £300k. Prices changed +136.2% 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 8EB?

E13 8EB has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Custom House, approximately 7.1 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8EB?

The nearest primary school to E13 8EB is Ravenscroft Primary School rated Not yet inspected 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 8EB?

E13 8EB has a liveability score of 72/100, placing it in the top 26% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E13 8EB

🛡️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 8EB is in Plaistow West & Canning Town East, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £300k (median). Crime is 95% 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 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£300,000

Median sale price

+136.2%

This year

Terraced

Dominant type

Price history

5-year change

+92.9%

Sales (24 months)3

New build0.0%

Avg terraced£300,000

Avg flat£127,000

Price per m²£6,110/m²

Avg floor area49.1 m²

EPC breakdown

18%

Based on 32 properties · Confidence: high

Street mix

Semi 3%Terraced 60%Flat 20%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£2,500

First-time buyerFTB

£0

Additional propertyBTL/2nd

£11,500

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

8.5×

Price-to-income

£1,501/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£122,750

Rebuild cost per m²£2,500/m²

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

Construction era1900-1929

WallsSolid brick, as built, no insulation (assumed)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band BAnnual charge £1,369

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

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

Strong

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

Avg monthly rent£1,600

Gross yield6.40% (high)

Gentrification score47/100

Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

Moderate

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

22 Apr

Crime rates and local incidents

LOW CRIME

3.0 incidents per 1,000 residents

→ Stable

-95% vs borough

Crime by type

Other1789

Violence & sexual offences1388

Anti-social behaviour1045

Vehicle crime494

Burglary336

Theft271

Robbery263

Drug offences223

Road safety

Road safety score

Accidents (5yr)

Crime is 195% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

🚇

Custom HouseDLR line

7.1 min walk

🚂

Canning Town

Nearby stations

🚇

Plaistow Underground StationHammersmith & City · District

12 min walk

🚇

West Ham Underground StationJubilee · District

17 min walk

🚈

West Ham DLR StationDLR

17 min walk

🚂

Canning TownNational Rail

17 min walk

🚈

Canning Town DLR StationDLR

18 min walk

🚌No bus stops within 400m

Walkability score

155

Footpaths (500m)

Santander docks (800m)

1.5 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

Education score

Good for families

★ Top school within 1km

—

Primary

Ravenscroft Primary School

Not yet inspected · 4 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · 9 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding

Childcare

Edith Kerrison Nursery School

Not inspected · 12 min walk

9 primaries · 3 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: 6.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 52%

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

BALAAM STREET PRACTICE

113 BALAAM STREET, PLAISTOW, E13 8AF

5 min walk

72%

Recommend GP

72%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalA&E Department · 830 m

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km

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

Demographics

22 Apr

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Rank: 2,888 nationally

2,373

Est. population

18,059/km²

51%

Employed

31%

Degree educated

£35,500

Median income

11.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

Community stability

Age profile

Under 1829%

18–3423%

35–4921%

50–6418%

65+9%

Tenure

Own outright9%

Own (mortgage)14%

Private rent24%

Social rent51%

Shared ownership1%

Rent free1%

Ethnicity

White British20%

White Other12%

Asian30%

Black25%

Mixed7%

Other6%

Employment & lifestyle

Managerial / professional17%

Routine / semi-routine28%

No car household58%

Unemployed6%

No qualifications25%

Housing tenure (Census 2021)

Private rent 24%Social rent 51%

vs. London

Income vs London-15.5%

Price vs London-42.3%

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

373

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLocal Express · 307 m

4 tennis courts

Libraries (1km)

Cinemas (2km)

1.5km

Post office

Nearby shops

Balaam Supermarket18 m

So Nice Market31 m

Raianne Groceries93 m

Pyps Newsagent103 m

Nearby cafes

Vongs Kitchen11 m

Al Khalifa25 m

So Nice Restaurant35 m

Britannia94 m

Nearby restaurants

Uncle Jim's Fish Bar7 m

New Taz11 m

Beijing House20 m

Pizzano Pizza25 m

Nearby pubs

The Abbey Arms97 m

The Red House304 m

South West Ham Labour Club397 m

Charlie's Bar514 m

Nearby gyms

The Gym909 m

The Compound926 m

Newham Boys Amateur Boxing Club1.1 km

Nearby pharmacies

Newmans Pharmacy116 m

Britannia Pharmacy553 m

Daystar Pharmacy732 m

Osbon Pharmacy838 m

Nearby health

Newham CAMHS87 m

Abbey Arms Dental Clinic129 m

East London Dental Care513 m

mydentist552 m

Food hygiene (5-star)38% of 109

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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

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Agency

Ofcom

Met

Office

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E13 8EB

At a glance

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