E13 8JW has a low crime rate (4.6 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8JW?

The median property price in E13 8JW is £165k. Prices changed +75.9% 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 8JW?

E13 8JW has a PTAL (Public Transport Accessibility Level) of 3, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Custom House, approximately 3.1 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8JW?

The nearest primary school to E13 8JW 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 8JW?

E13 8JW has a liveability score of 64/100, placing it in the top 54% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E13 8JW

🛡️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 8JW is in Plaistow West & Canning Town East, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £165k (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 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£165,000

Median sale price

+75.9%

This year

Flat

Dominant type

Price history

5-year change

-62.5%

Sales (24 months)5

New build0.0%

Avg flat£165,000

Price per m²£2,523/m²

Avg floor area65.4 m²

EPC breakdown

17%

35%

10%

Based on 68 properties · Confidence: high

Street mix

Terraced 27%Flat 73%

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

£4,950

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

4.5×

Price-to-income

£825/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£163,500

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 potentialLow

Stamp Duty & Affordability Calculator

Stamp duty on median price (£165,000)

£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 yield11.64% (high)

Gentrification score10/100

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

22 Apr

Crime rates and local incidents

LOW CRIME

4.6 incidents per 1,000 residents

→ Stable

-92% vs borough

Crime by type

Other2471

Violence & sexual offences1886

Anti-social behaviour1814

Vehicle crime855

Burglary479

Theft473

Robbery337

Drug offences326

Road safety

Road safety score

Accidents (5yr)

Crime is 193% below London average

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

Custom HouseDLR line

3.1 min walk

🚂

Canning Town

Nearby stations

🟣

Custom House Rail StationElizabeth line

13 min walk

🚈

Custom House (for ExCel) DLR StationDLR

13 min walk

🚈

Royal Victoria DLR StationDLR

14 min walk

🚈

Canning Town DLR StationDLR

15 min walk

🚇

Canning Town Underground StationJubilee

15 min walk

🚌No bus stops within 400m

Walkability score

120

Footpaths (500m)

Santander docks (800m)

1.4 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 · 2 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · 7 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding

Childcare

Edith Kerrison Nursery School

Not inspected · 6 min walk

10 primaries · 2 secondaries · 1 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: 6.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

CGL-NEWHAM RISE

3 BECKTON ROAD, CANNING TOWN, E16 4ED

5 min walk

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalA&E Department · 877 m

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 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: 4,791 nationally

2,065

Est. population

31,966/km²

59%

Employed

29%

Degree educated

£36,500

Median income

8.8%

Claimant rate

Inner cityVery high densityRenters

Community stability

Age profile

Under 1830%

18–3426%

35–4922%

50–6415%

65+7%

Tenure

Own outright8%

Own (mortgage)10%

Private rent64%

Social rent18%

Shared ownership1%

Rent free0%

Ethnicity

White British36%

White Other21%

Asian17%

Black16%

Mixed6%

Other5%

Employment & lifestyle

Managerial / professional19%

Routine / semi-routine26%

No car household56%

Unemployed6%

No qualifications28%

Housing tenure (Census 2021)

Private rent 64%Social rent 18%

vs. London

Income vs London-13.1%

Price vs London-68.3%

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

198

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLocal Express · 349 m

2 tennis courts

Libraries (1km)

Cinemas (2km)

1.1km

Post office

Nearby shops

S & G Mini Market110 m

Valery Grocery347 m

De Londres Congo Shop348 m

Farm House352 m

Nearby cafes

Wild Bean Cafe193 m

Cosy Cafe253 m

BJ's Pie & Mash345 m

Due Amici350 m

Nearby restaurants

Sushi Katana251 m

Samrat344 m

Pizza Hut Delivery347 m

Picanhas348 m

Nearby pubs

The Red House381 m

The Abbey Arms391 m

Charlie's Bar477 m

The Princess Alexandra534 m

Nearby pharmacies

Newmans Pharmacy378 m

Chapharm Chemists755 m

Britannia Pharmacy833 m

Day Lewis Pharmacy907 m

Nearby health

Abbey Arms Dental Clinic371 m

Newham CAMHS452 m

The Canning Town Dental Practice728 m

East London Dental Care838 m

Food hygiene (5-star)41% of 95

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

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Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

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Royal

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Office

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E13 8JW

At a glance

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