Local market reports › E area › E13
Plaistow market report E13, London
The E13 (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: 13,137 completed sales registered with HM Land Registry in E13 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for E13 (London) is £415,000, from 76 registered sales, up 4% on five years earlier; the mean is £405,200, and by floor area homes here have averaged about £5,160 per square metre over the last five years. Behind the figures sit 13,137 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
E13 is the postcode district covering Plaistow in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where E13 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 a home in E13 sells for
The E13 median stands at £415,000 for 2026, built from 76 registered sales; the mean, the figure usually quoted as the "average house price", is £405,200, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in E13
Averaged across five years of sales, floor space in E13 costs about £5,160 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so E13 trades 46% above the country as a whole.
The price of a typical E13 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 | £415,000 | £415,000 | 76 |
| 2025 | £409,000 | £418,780 | 184 |
| 2024 | £405,000 | £430,598 | 181 |
| 2023 | £415,000 | £455,984 | 191 |
| 2022 | £425,000 | £498,361 | 278 |
| 2021 | £400,000 | £506,452 | 367 |
| 2020 | £410,000 | £531,983 | 250 |
| 2019 | £360,500 | £472,529 | 323 |
| 2018 | £370,000 | £493,217 | 324 |
| 2017 | £350,000 | £477,365 | 273 |
| 2016 | £330,000 | £461,673 | 296 |
| 2015 | £288,000 | £406,944 | 332 |
| 2014 | £250,000 | £354,669 | 363 |
| 2013 | £205,000 | £294,975 | 282 |
| 2012 | £192,000 | £282,600 | 219 |
| 2011 | £190,000 | £286,827 | 195 |
| 2010 | £200,000 | £313,651 | 224 |
| 2009 | £183,500 | £294,978 | 175 |
| 2008 | £210,000 | £344,234 | 304 |
| 2007 | £220,000 | £373,181 | 623 |
| 2006 | £192,000 | £333,287 | 610 |
| 2005 | £178,500 | £317,658 | 604 |
| 2004 | £173,000 | £314,202 | 623 |
| 2003 | £159,000 | £292,917 | 778 |
| 2002 | £130,000 | £244,594 | 833 |
| 2001 | £100,000 | £192,245 | 691 |
| 2000 | £84,200 | £165,243 | 741 |
| 1999 | £66,000 | £131,535 | 701 |
| 1998 | £59,000 | £119,096 | 577 |
| 1997 | £52,000 | £106,642 | 573 |
| 1996 | £45,000 | £94,903 | 484 |
| 1995 | £45,000 | £97,823 | 462 |
In cash terms the typical E13 home went from £45,000 in 1995 to £415,000 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 324%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E13 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 (−12.6%). 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) | +1.5% | −0.9% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +3.9% | +1.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 66% of the typed total.
Median by property type, E13
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Semi-detached | £470,000 (2025) | – | 332 |
| Terraced | £430,000 | 51 | 8,669 |
| Flats | £296,000 | 22 | 4,095 |
How many homes change hands in E13
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.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 145 sales completed in E13. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 688 sales a year before the financial crisis and 182 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.
What kind of market E13 is
Only 145 sales completed here in the last twelve months of data, which makes E13 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. In its area's price order E13 comes 19 of 20, towards the cheaper end of the table.
The rental side of E13
For renting purposes E13 sits in Newham. The ONS average private rent there is £1,923 a month (May 2026). The spread runs from £1,626 a month for a typical one-bed to £2,664 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Newham
ONS Price Index of Private Rents, May 2026.
£1,923 a month is £23,076 a year, which against the £415,000 median sold price makes a gross yield of 5.6%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about E13 (Plaistow)
Are property prices falling in E13 (Plaistow)?
Is E13 (Plaistow) a good place to buy a house?
How much did a house sell for in E13 (Plaistow)?
Where do E13 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in E13 right now
Everything above is what homes in E13 sold for. This is what you could actually buy today: 95 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 2% above the E13 median sold price.
Of everything listed here, 8% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
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
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
E13 ranks 8 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
E area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside E13, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E13 0 | £432,500 | 24 |
| E13 8 | £377,500 | 22 |
| E13 9 | £420,500 | 30 |
How E13 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E20 | £635,000 | -11% |
| E5 | £585,000 | +2% |
| E8 | £575,000 | -2% |
| E17 | £563,500 | +13% |
| E11 | £548,500 | +7% |
| E4 | £545,000 | +14% |
| E9 | £526,500 | -4% |
| E10 | £525,000 | +11% |
| E7 | £500,000 | +4% |
| E2 | £499,000 | -6% |
| E1W | £495,000 | -34% |
| E18 | £490,000 | -9% |
| E12 | £480,000 | +9% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E3 | £446,500 | -4% |
| E15 | £440,000 | -2% |
| E6 | £425,000 | +9% |
| E13 (this report) | £415,000 | +4% |
| E16 | £375,000 | -19% |
Before you sell in E13: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E13, open the average prices map and zoom from the E13 shading down to the sold homes on your own street. Every recorded E13 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E13: the featured spot on this report is free for founding agents, one per district. Claim E13.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E13. Free, with a one click sign in.
The live map plots every individual E13 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.