Local market reports › E area › E13 › E13 8
Plaistow market report E13 8, London
The E13 8 (Plaistow) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,164 sales registered with HM Land Registry in E13 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in E13 8 (London) came in at £377,500, out of 22 registered, down 2% on five years earlier, and the mean stands at £357,200, and by floor area homes here have averaged about £4,990 per square metre over the last five years. The record behind it is 4,164 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
E13 8 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 8 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.
What E13 8 homes really sell for
The E13 8 median stands at £377,500 for 2026, built from 22 registered sales; the mean, the figure usually quoted as the "average house price", is £357,200, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in E13 8
A square metre of E13 8 home has cost about £4,990 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so E13 8 trades 32% above the country as a whole.
A typical E13 8 home, priced year by year (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 | £377,500 | £377,500 | 22 |
| 2025 | £410,000 | £419,804 | 57 |
| 2024 | £395,200 | £420,179 | 56 |
| 2023 | £399,000 | £438,404 | 48 |
| 2022 | £400,000 | £469,046 | 63 |
| 2021 | £385,000 | £487,460 | 83 |
| 2020 | £385,000 | £499,545 | 62 |
| 2019 | £382,900 | £501,890 | 62 |
| 2018 | £335,000 | £446,561 | 56 |
| 2017 | £337,500 | £460,316 | 82 |
| 2016 | £287,500 | £402,215 | 102 |
| 2015 | £275,000 | £388,575 | 101 |
| 2014 | £249,500 | £353,959 | 122 |
| 2013 | £204,000 | £293,536 | 109 |
| 2012 | £194,000 | £285,544 | 82 |
| 2011 | £175,000 | £264,183 | 71 |
| 2010 | £195,000 | £305,810 | 74 |
| 2009 | £184,200 | £296,103 | 58 |
| 2008 | £208,000 | £340,956 | 128 |
| 2007 | £220,000 | £373,181 | 228 |
| 2006 | £195,000 | £338,495 | 223 |
| 2005 | £175,000 | £311,429 | 189 |
| 2004 | £175,000 | £317,834 | 223 |
| 2003 | £159,000 | £292,917 | 282 |
| 2002 | £130,000 | £244,594 | 270 |
| 2001 | £100,000 | £192,245 | 229 |
| 2000 | £83,900 | £164,654 | 220 |
| 1999 | £66,000 | £131,535 | 215 |
| 1998 | £57,500 | £116,068 | 176 |
| 1997 | £51,000 | £104,591 | 175 |
| 1996 | £42,500 | £89,631 | 171 |
| 1995 | £44,500 | £96,736 | 125 |
In cash terms the typical E13 8 home went from £44,500 in 1995 to £377,500 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 290%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 25% 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 8 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 (+30.0% on the year before); the weakest, 2009 (−11.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.9% | −10.1% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +3.4% | +0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
E13 8 recorded 22 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 233 sales a year before the financial crisis and 49 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How E13 8 trades
This is a thin market: 22 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Within E13, this sector trades 9% below the district median: one of its district's cheaper corners.
Rents around E13 8
For renting purposes E13 8 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). A one-bed averages £1,626 a month here and a four-or-more-bed £2,664, so size does most of the work in setting the rent.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
Against the £377,500 median purchase price, a rent of £1,923 a month (£23,076 a year) works out at a 6.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about E13 8 (Plaistow)
Is E13 8 (Plaistow) a good place to buy a house?
How much did a house sell for in E13 8 (Plaistow)?
Are property prices falling in E13 8 (Plaistow)?
Will E13 8 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 23% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
E13's current homes for sale
Turning to what is actually available: 95 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole E13 district, not just E13 8: live asking prices are collected per district.
Of everything listed here, 8% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Morse Close, Plaistow, London, E13 0HJ, Plaistow
- Tunmarsh Lane, Plaistow, Plaistow
- Barking Road, London, E13
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every E13 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in E
The Land Registry record, split by size: what each kind of home actually sold for across the E area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Five-year change in the median, E area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E13
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of E13, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E13 0 | £432,500 | 24 |
| 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.
Selling in E13 8? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E13 8'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 8: the featured spot on this report is free for founding agents, one per district. Claim E13 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with E13 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every E13 8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.