E13 8EN has a low crime rate (30.7 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8EN?

The median property price in E13 8EN is £400k. Prices changed +25.8% 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 8EN?

E13 8EN has a PTAL (Public Transport Accessibility Level) of 5, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Canning Town DLR Station, approximately 9.4 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8EN?

The nearest primary school to E13 8EN 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 8EN?

E13 8EN has a liveability score of 74/100, placing it in the top 19% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E13 8EN

🛡️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 8EN is in Plaistow West & Canning Town East, Newham — one of London's best-connected postcodes (PTAL 5).
🏠Property prices average £400k (median). Crime is 53% below the London average.
👤Best for: Families, Young professionals

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£400,000

Median sale price

+25.8%

This year

Terraced

Dominant type

Price history

5-year change

+17.6%

Sales (24 months)1

New build0.0%

Avg terraced£400,000

Price per m²£6,182/m²

Avg floor area64.7 m²

EPC breakdown

10%

43%

Based on 62 properties · Confidence: high

Street mix

Semi 4%Terraced 86%Flat 10%

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£7,500

First-time buyerFTB

£0

Additional propertyBTL/2nd

£19,500

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

11.3×

Price-to-income

£2,001/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£161,750

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 CAnnual charge £1,564

Price growth potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

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

Good

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

Avg monthly rent£1,600

Gross yield4.80% (good)

Gentrification score26/100

Sales last 12 months1

Rental market

Very High

Demand

Very 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

29 May

Crime rates and local incidents

LOW CRIME

30.7 incidents per 1,000 residents

↑ Rising 121.6%

-44% vs borough

Crime by type

Other25

Violence & sexual offences19

Anti-social behaviour13

Theft7

Vehicle crime6

Burglary6

Drug offences5

Robbery1

Road safety

100

Road safety score

Accidents (5yr)

Crime is 153% below London average

Transport

1 May

Public transport accessibility and links

PTAL 5

Very Good

🚇

Canning Town DLR StationDLR line

9.4 min walk

🚂

Canning Town

Nearby stations

🚂

Canning TownNational Rail

9 min walk

🚈

Canning Town DLR StationDLR

10 min walk

🚇

Canning Town Underground StationJubilee

11 min walk

🚇

West Ham Underground StationJubilee · District

13 min walk

🚈

West Ham DLR StationDLR

13 min walk

🚌No bus stops within 400m

Walkability score

255

Footpaths (500m)

Santander docks (800m)

0.9 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 · 5 min walk

KS2: 105.7

—

Secondary

Rokeby School

Not yet inspected · 3 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

9 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: 6.0 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%

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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

3 min walk

72%

Recommend GP

72%

Overall GP experience

GPs within 1km

Dentists within 1km

Nearest hospitalA&E Department · 1.5 km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 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: 5,872 nationally

2,671

Est. population

17,794/km²

55%

Employed

35%

Degree educated

£35,500

Median income

9.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

Community stability

Age profile

Under 1829%

18–3432%

35–4917%

50–6416%

65+6%

Tenure

Own outright7%

Own (mortgage)11%

Private rent34%

Social rent46%

Shared ownership1%

Rent free0%

Ethnicity

White British14%

White Other19%

Asian23%

Black35%

Mixed5%

Other4%

Employment & lifestyle

Managerial / professional17%

Routine / semi-routine25%

No car household59%

Unemployed10%

No qualifications21%

Housing tenure (Census 2021)

Private rent 34%Social rent 46%

vs. London

Income vs London-15.5%

Price vs London-23.1%

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

341

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketFood Inn · 465 m

2 tennis courts2 sports halls

Libraries (1km)

Cinemas (2km)

993m

Post office

Nearby shops

Moving Forward Enterprise90 m

Novilho de Ouro93 m

Bantuway Express122 m

New Way Extra Large205 m

Nearby cafes

Rose's Cafe277 m

Trendy287 m

Creamy Coffee299 m

Torto327 m

Nearby restaurants

C Breeze Island91 m

Auntie Nana's100 m

PFC Express102 m

Canaan106 m

Nearby pubs

The Princess Alexandra196 m

Charlie's Bar240 m

Kings Bar304 m

The Beckton Arms385 m

Nearby gyms

Fitness4Less552 m

The Gym656 m

East London Rugby Football Club998 m

Strength Ambassadors1.0 km

Nearby pharmacies

Jetsol Pharmacy178 m

Osbon Pharmacy197 m

Berg's Pharmacy503 m

Newmans Pharmacy619 m

Nearby health

Star Lane Medical Centre219 m

The Canning Town Dental Practice294 m

East Village Dental501 m

Abbey Arms Dental Clinic603 m

Food hygiene (5-star)43% of 120

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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

Survey

E13 8EN

At a glance

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