Local market reports › E area › E13 › E13 9
Plaistow market report E13 9, London
The E13 9 (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: 5,324 sales registered with HM Land Registry in E13 9 (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 2026 median for E13 9 (London) is £420,500, from 30 registered sales, down 8% on five years earlier; the mean is £411,400, and by floor area homes here have averaged about £5,200 per square metre over the last five years. Behind the figures sit 5,324 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E13 9 is one sector of E13 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where E13 9 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.
Today's E13 9 prices, from the sold record
The E13 9 median stands at £420,500 for 2026, built from 30 registered sales; the mean, the figure usually quoted as the "average house price", is £411,400, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in E13 9
Per square metre, E13 9 homes have averaged around £5,200 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.
Against a national (England and Wales) median of £285,000, E13 9 runs 48% above it.
E13 9's median sold price, 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 | £420,500 | £420,500 | 30 |
| 2025 | £405,000 | £414,685 | 72 |
| 2024 | £412,500 | £438,572 | 74 |
| 2023 | £446,000 | £490,045 | 92 |
| 2022 | £450,000 | £527,676 | 159 |
| 2021 | £456,400 | £577,861 | 184 |
| 2020 | £472,500 | £613,079 | 142 |
| 2019 | £352,000 | £461,388 | 180 |
| 2018 | £384,000 | £511,879 | 193 |
| 2017 | £372,000 | £507,371 | 103 |
| 2016 | £340,200 | £475,943 | 99 |
| 2015 | £296,500 | £418,955 | 119 |
| 2014 | £250,000 | £354,669 | 124 |
| 2013 | £203,800 | £293,248 | 90 |
| 2012 | £192,500 | £283,336 | 74 |
| 2011 | £190,000 | £286,827 | 66 |
| 2010 | £200,000 | £313,651 | 82 |
| 2009 | £175,000 | £281,314 | 63 |
| 2008 | £212,500 | £348,332 | 102 |
| 2007 | £221,000 | £374,878 | 217 |
| 2006 | £195,000 | £338,495 | 235 |
| 2005 | £179,000 | £318,548 | 241 |
| 2004 | £171,000 | £310,569 | 221 |
| 2003 | £159,000 | £292,917 | 305 |
| 2002 | £130,000 | £244,594 | 311 |
| 2001 | £99,700 | £191,668 | 286 |
| 2000 | £85,000 | £166,813 | 321 |
| 1999 | £66,500 | £132,531 | 291 |
| 1998 | £60,000 | £121,114 | 228 |
| 1997 | £52,500 | £107,667 | 233 |
| 1996 | £46,500 | £98,066 | 176 |
| 1995 | £45,000 | £97,823 | 211 |
In cash terms the typical E13 9 home went from £45,000 in 1995 to £420,500 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 330%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 31% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E13 9 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 2020 (+34.2% on the year before); the weakest, 2009 (−17.6%). 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) | +3.8% | +1.4% |
| 5 years (since 2021) | −1.6% | −6.2% |
| 10 years (since 2016) | +2.1% | −1.2% |
| 20 years (since 2006) | +3.9% | +1.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in E13 9
The year-by-year sales count
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 9 recorded 30 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 267 sales a year before the financial crisis and 85 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
How E13 9 trades
This is a thin market: 30 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.
Rents around E13 9
E13 9 falls under Newham, where the ONS puts the average private rent 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 £420,500 median sold price, £1,923 a month is £23,076 a year, a gross yield of 5.5%: 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.
E13 9 (Plaistow): the questions that come up
Is E13 9 (Plaistow) a good place to buy a house?
How much did a house sell for in E13 9 (Plaistow)?
Are property prices falling in E13 9 (Plaistow)?
Are E13 9 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 8% over five years in cash but down 27% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in E13 right now
The live side of the market holds 95 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole E13 district, not just E13 9: 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
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
What homes of each size actually sold for across the E area, from the Land Registry record. 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. Blank cells mean too few homes for the figure to mean anything.
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
Sector boundaries hide real price steps. The rest of E13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E13 0 | £432,500 | 24 |
| E13 8 | £377,500 | 22 |
Zoom out to the full E13 district report for the type split, monthly volumes and how E13 compares with its neighbours.
Thinking of selling in E13 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E13 9, use the average prices map for a rough value: zoom from E13 9's shading down to the sold homes on your own street. The figures above are every recorded E13 9 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working E13 9: the featured spot on this report is free for founding agents, one per district. Claim E13 9.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to E13 9. Free after a one click sign in.
See every individual E13 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.