Deep-dive guides for E13 8NT
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At a glance
- 📍E13 8NT is in Plaistow South, Newham — exceptional school provision — 100% Good or Outstanding.
- 🏠Property prices average £410k (median). Crime is 92% below the London average.
- 👤Best for: Families
Property
1 MayPrices, 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.
£410,000
Median sale price
This year
Terraced
Dominant type
Price history
EPC breakdown
Based on 66 properties · Confidence: high
Street mix
LHA rates — Outer East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Stamp Duty & Affordability Calculator
Stamp duty on median price (£410,000)
£8,000
Standard buyer
£0
First-time buyer
Save £8,000
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
49
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
29 MayCrime rates and local incidents
LOW CRIME
5.0 incidents per 1,000 residents
-91% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 192% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
71
Walkability score
52
Footpaths (500m)
0
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 AprNearest schools and Ofsted ratings
95
Education score
Primary
Kaizen Primary School
Outstanding · 3 min walk
KS2: 109.4
Secondary
Cumberland Community School
Good · 5 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Edith Kerrison Nursery School
Not inspected · 7 min walk
9 primaries · 3 secondaries · 1 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Health
GP, dental and hospital access
CGL-NEWHAM RISE
3 BECKTON ROAD, CANNING TOWN, E16 4ED
4 min walk
12
GPs within 1km
3
Dentists within 1km
1
Care homes (1km)
Demographics
22 AprPopulation, 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
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
164
Parks (1km)
25
Restaurants (800m)
7
Cafes (800m)
0
Pubs (400m)
4
Pharmacies (800m)
1
Gyms (1km)
10
Sports (1km)
2
Convenience
0
Libraries (1km)
0
Cinemas (2km)
1.0km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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