E13 8NP has a low crime rate (5.0 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8NP?

The median property price in E13 8NP is £478k. Prices changed +6.1% 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 8NP?

E13 8NP 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 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8NP?

The nearest primary school to E13 8NP is Kaizen Primary School rated Outstanding by Ofsted. The nearest secondary school is Cumberland Community School (Ofsted: Good). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E13 8NP?

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

Deep-dive guides for E13 8NP

🛡️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 8NP is in Plaistow South, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £478k (median). Crime is 92% below the London average.
👤Best for: Families

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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.

£477,500

Median sale price

+6.1%

This year

Terraced

Dominant type

Price history

5-year change

-4.5%

Sales (24 months)1

New build0.0%

Avg terraced£477,500

Price per m²£6,871/m²

Avg floor area69.5 m²

EPC breakdown

14%

69%

Based on 92 properties · Confidence: high

Street mix

Semi 4%Terraced 82%Flat 15%

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£11,375

First-time buyerFTB

£2,625

Additional propertyBTL/2nd

£25,700

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

12.2×

Price-to-income

£2,389/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£173,750

Rebuild cost per m²£2,500/m²

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

Construction era1930-1949

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 (£477,500)

£11,375

Standard buyer

£2,625

First-time buyer

Save £8,750

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

Moderate

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

Avg monthly rent£1,600

Gross yield4.02% (average)

Gentrification score16/100

Sales last 12 months0

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

4/100

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

5.0 incidents per 1,000 residents

↑ Rising 175.0%

-91% vs borough

Crime by type

Violence & sexual offences5

Other3

Theft1

Vehicle crime1

Burglary1

Anti-social behaviour0

Drug offences0

Robbery0

Road safety

100

Road safety score

Accidents (5yr)

Crime is 192% below London average

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

Custom HouseDLR line

3 min walk

🚂

Canning Town

Nearby stations

🟣

Custom House Rail StationElizabeth line

15 min walk

🚈

Custom House (for ExCel) DLR StationDLR

15 min walk

🚈

Prince Regent DLR StationDLR

16 min walk

🚇

Plaistow Underground StationHammersmith & City · District

18 min walk

🚈

Royal Victoria DLR StationDLR

18 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

1.8 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

Excellent for families

★ Top school within 1km

★★★

Primary

Kaizen Primary School

Outstanding · 2 min walk

KS2: 109.4

★★

Secondary

Cumberland Community School

Good · 4 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

10 primaries · 3 secondaries · 1 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterLOW

Low

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: 7.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 58%

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 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

4 min walk

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalA&E Department · 433 m

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 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: 2,605 nationally

2,201

Est. population

6,688/km²

54%

Employed

30%

Degree educated

£39,100

Median income

11.7%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

Community stability

Age profile

Under 1829%

18–3423%

35–4922%

50–6418%

65+8%

Tenure

Own outright16%

Own (mortgage)20%

Private rent24%

Social rent38%

Shared ownership1%

Rent free1%

Ethnicity

White British21%

White Other14%

Asian34%

Black22%

Mixed6%

Other4%

Employment & lifestyle

Managerial / professional19%

Routine / semi-routine26%

No car household47%

Unemployed6%

No qualifications25%

Housing tenure (Census 2021)

Private rent 24%Social rent 38%

vs. London

Income vs London-6.9%

Price vs London-8.2%

Politics

Local councillors and MP

Ward majorityLabour and Co-operative Party

Ward majority vote21.4%

Election year2022

MPJames Asser (Labour)

MP majority9,254

ConstituencyWest Ham and Beckton

Councillors

Neil James WilsonLabour and Co-operative Party

Jane LofthouseLabour and Co-operative Party

Carleene Lee-PhakoeLabour and Co-operative Party

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarket691 m

6 tennis courts1 sports halls

Libraries (1km)

Cinemas (2km)

1.1km

Post office

Nearby shops

Edgars Food And Wine339 m

P&H Mini Market348 m

K D News351 m

Pyps Newsagent459 m

Nearby cafes

Cosy Cafe315 m

Bo-Bar320 m

Cornerstone456 m

Britannia551 m

Nearby restaurants

The Bank of Fried Chicken290 m

Spice337 m

East Ocean348 m

Charcoal Restaurant356 m

Nearby pubs

South West Ham Labour Club395 m

The Abbey Arms511 m

The Red House690 m

Nearby gyms

Newham Leisure Centre461 m

The Compound1.1 km

Nearby pharmacies

Rowlands Pharmacy470 m

Britannia Pharmacy525 m

Newmans Pharmacy533 m

Chapharm Chemists718 m

Nearby health

A&E Department433 m

Newham CAMHS476 m

Rainbow Ward494 m

Newham University Hospital515 m

Food hygiene (5-star)48% of 85

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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 8NP

At a glance

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