Local market reports › E area › E13 › E13 0
Plaistow market report E13 0, London
The E13 0 (Plaistow) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,649 completed sales registered with HM Land Registry in E13 0 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 24 registered 2026 sales put the E13 0 (London) median at £432,500, up 22% on five years earlier, with a mean of £441,200, and by floor area homes here have averaged about £5,270 per square metre over the last five years. Everything rests on 3,649 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
E13 0 is a postcode sector: one group of streets inside E13 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E13 0 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
E13 0 sold prices: where the market stands
Across 24 registered 2026 sales, the typical (median) E13 0 home went for £432,500. The mean is £441,200, practically level with it: prices here bunch tightly around the middle.
E13 0 prices by floor area
Per square metre, E13 0 homes have averaged around £5,270 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, E13 0 sits 52% above the national market.
The price of a typical E13 0 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £432,500 | £432,500 | 24 |
| 2025 | £400,000 | £409,565 | 55 |
| 2024 | £415,000 | £441,230 | 51 |
| 2023 | £425,000 | £466,971 | 51 |
| 2022 | £416,200 | £488,042 | 56 |
| 2021 | £353,500 | £447,577 | 100 |
| 2020 | £377,500 | £489,814 | 46 |
| 2019 | £385,000 | £504,643 | 81 |
| 2018 | £370,000 | £493,217 | 75 |
| 2017 | £323,800 | £441,631 | 88 |
| 2016 | £330,000 | £461,673 | 95 |
| 2015 | £303,800 | £429,269 | 112 |
| 2014 | £240,000 | £340,482 | 117 |
| 2013 | £220,000 | £316,558 | 83 |
| 2012 | £185,000 | £272,297 | 63 |
| 2011 | £211,500 | £319,284 | 58 |
| 2010 | £208,600 | £327,139 | 68 |
| 2009 | £188,800 | £303,498 | 54 |
| 2008 | £213,200 | £349,480 | 74 |
| 2007 | £212,000 | £359,611 | 178 |
| 2006 | £185,000 | £321,136 | 152 |
| 2005 | £185,000 | £329,225 | 174 |
| 2004 | £170,000 | £308,753 | 179 |
| 2003 | £159,500 | £293,838 | 191 |
| 2002 | £129,700 | £244,029 | 252 |
| 2001 | £97,500 | £187,439 | 176 |
| 2000 | £80,200 | £157,393 | 200 |
| 1999 | £65,000 | £129,542 | 195 |
| 1998 | £58,000 | £117,077 | 173 |
| 1997 | £52,500 | £107,667 | 165 |
| 1996 | £43,000 | £90,685 | 137 |
| 1995 | £47,000 | £102,171 | 126 |
In cash terms the typical E13 0 home went from £47,000 in 1995 to £432,500 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 323%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2019; the current median sits about 14% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the E13 0 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+33.0% on the year before); the weakest, 2012 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.1% | +5.6% |
| 5 years (since 2021) | +4.1% | −0.7% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +4.3% | +1.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in E13 0
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
E13 0 recorded 24 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 188 sales a year before the financial crisis and 47 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
How E13 0 trades
Only 24 sales completed here in the last twelve months of data, which makes E13 0 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around E13 0
The local authority for E13 0 is Newham, and its ONS average private rent currently stands at £1,923 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,626 a month here against £2,664 for four or more bedrooms.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
Set against the £432,500 median sold price, £1,923 a month is £23,076 a year, a gross yield of 5.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: E13 0 (Plaistow)
Is E13 0 (Plaistow) a good place to buy a house?
How much did a house sell for in E13 0 (Plaistow)?
Are property prices falling in E13 0 (Plaistow)?
What happens to E13 0 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 22% over five years in cash but down 3% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in E13 now
This is what you could actually buy today: 95 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole E13 district, not just E13 0: live asking prices are collected per district.
8% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Morse Close, Plaistow, London, E13 0HJ, Plaistow
- Tunmarsh Lane, Plaistow, Plaistow
- Barking Road, London, E13
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every E13 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in E: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the E area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Winners and losers across the E area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in E13
A few minutes' walk can separate two very different markets. Here are E13's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E13 8 | £377,500 | 22 |
| E13 9 | £420,500 | 30 |
Zoom out to the full E13 district report for the type split, monthly volumes and how E13 compares with its neighbours.
Before you sell in E13 0: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E13 0's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working E13 0: the featured spot on this report is free for founding agents, one per district. Claim E13 0.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to E13 0. Free after a one click sign in.
Two maps carry on from here: every E13 0 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.