E13 8SE has a low crime rate (13.1 incidents per 1,000 residents). Crime levels are stable. It is in the Newham borough.

What are property prices in E13 8SE?

The median property price in E13 8SE is £380k. Prices changed +8.2% 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 8SE?

E13 8SE 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 3.8 minutes away. There are 0 bus routes serving the area.

What are the schools like near E13 8SE?

The nearest primary school to E13 8SE is Tollgate 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 8SE?

E13 8SE has a liveability score of 68/100, placing it in the top 39% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

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

Deep-dive guides for E13 8SE

🛡️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 8SE is in Plaistow South, Newham — exceptional school provision — 100% Good or Outstanding.
🏠Property prices average £380k (median). Crime is 80% below the London average.
👤Best for: Families

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

+8.2%

This year

Terraced

Dominant type

Price history

5-year change

+29.5%

Sales (24 months)2

New build0.0%

Avg terraced£380,000

Price per m²£5,444/m²

Avg floor area69.8 m²

EPC breakdown

15%

Based on 29 properties · Confidence: medium

Street mix

Semi 9%Terraced 91%

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£6,500

First-time buyerFTB

£0

Additional propertyBTL/2nd

£17,900

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

10.4×

Price-to-income

£1,901/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£174,500

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 (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

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 yield5.05% (good)

Gentrification score13/100

Sales last 12 months1

Rental market

High

Demand

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

13.1 incidents per 1,000 residents

↑ Rising 200.0%

-76% vs borough

Crime by type

Anti-social behaviour7

Other7

Violence & sexual offences7

Theft4

Vehicle crime3

Drug offences1

Burglary1

Robbery0

Road safety

Road safety score

Accidents (5yr)

Crime is 180% below London average

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

🚇

Custom HouseDLR line

3.8 min walk

🚂

Silvertown & City Airport

Nearby stations

🟣

Custom House Rail StationElizabeth line

13 min walk

🚈

Prince Regent DLR StationDLR

13 min walk

🚈

Custom House (for ExCel) DLR StationDLR

13 min walk

🚈

Royal Victoria DLR StationDLR

17 min walk

🚈

Royal Albert DLR StationDLR

19 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

1.9 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

Education score

Excellent for families

★ Top school within 1km

★★★

Primary

Tollgate Primary School

Outstanding · 3 min walk

KS2: 112.2

★★

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 · 6 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterMEDIUM

Medium

Air qualityLOW

NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³

NoiseVERY HIGH

road

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

3 min walk

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 472 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 2/10

Most deprived areas

Index of Multiple Deprivation

Rank: 5,737 nationally

2,290

Est. population

24,545/km²

58%

Employed

34%

Degree educated

£36,500

Median income

8.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

Community stability

Age profile

Under 1830%

18–3422%

35–4925%

50–6417%

65+7%

Tenure

Own outright13%

Own (mortgage)19%

Private rent34%

Social rent31%

Shared ownership1%

Rent free2%

Ethnicity

White British19%

White Other18%

Asian31%

Black21%

Mixed6%

Other7%

Employment & lifestyle

Managerial / professional19%

Routine / semi-routine24%

No car household48%

Unemployed7%

No qualifications24%

Housing tenure (Census 2021)

Private rent 34%Social rent 31%

vs. London

Income vs London-13.1%

Price vs London-26.9%

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

126

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarket933 m

6 tennis courts1 sports halls

Libraries (1km)

Cinemas (2km)

813m

Post office

Nearby shops

Edgars Food And Wine40 m

K D News51 m

D.S.K.254 m

Tollgate Local259 m

Nearby cafes

Cosy Cafe332 m

Bo-Bar569 m

Deli-Marche622 m

Wild Bean Cafe624 m

Nearby restaurants

East Ocean47 m

Charcoal Restaurant56 m

Lin's Fish Bar412 m

Eastenders Kebab470 m

Nearby pubs

South West Ham Labour Club685 m

The Abbey Arms778 m

Forge1.2 km

Nearby gyms

Newham Leisure Centre278 m

Nearby pharmacies

Chapharm Chemists453 m

Rowlands Pharmacy570 m

Britannia Pharmacy788 m

Newmans Pharmacy809 m

Nearby health

Coborn Centre for Adolescent Mental Health472 m

Newham University Hospital492 m

Newham Centre for Mental Health524 m

A&E Department539 m

Food hygiene (5-star)58% of 48

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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 8SE

At a glance

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Investment

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Environment

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Amenities

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Frequently asked questions

Trusted official data sources