Key indicators for buyers
The E13 market is moderately favourable for buyers. Affordability has improved from a peak of 13.5x in 2018 to 10.2x today. Rising rents (£1,910/mo, +8.5%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Newham area
A home in Newham costs 10.2x the local median salary — very stretched, improving from a peak of 13.5x in 2018.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Newham area
Average monthly rent in Newham is £1,910, up 8.5% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Newham price of £408,333 with a 25% deposit (£102k), a 2-year fixed mortgage at 3.97% costs around £1,611 per month.
Monthly cost comparison based on current data
Uses E13 avg. price with Newham rental data
Monthly mortgage payments (£1,611) are £299 less than renting (£1,910). However, buying requires an upfront deposit of £102k — it would take around 7 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
1B, BOUNDARY ROAD E13 9PS | Flat/Maisonette | £330,000 | 9 Jan 2026 |
65, INNISKILLING ROAD E13 9LD | Flat/Maisonette | £300,000 | 9 Jan 2026 |
9, LIBRA ROAD E13 0JE | Terraced | £595,000 | 7 Jan 2026 |
74, WALTON ROAD E13 9BP | Flat/Maisonette | £205,000 | 19 Dec 2025 |
64, TURNSTONE CLOSE E13 0HW | Flat/Maisonette | £250,000 | 16 Dec 2025 |
5, ST ANDREWS ROAD E13 8QD | Terraced | £500,000 | 12 Dec 2025 |
8, ORWELL ROAD E13 9DH | Flat/Maisonette | £335,000 |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in E13 sold for £408,333 in 2026, with a median of £330,000 across 3 transactions. Prices rose 1.1% compared to the previous year.
| 12 Dec 2025 |
52, BROCK ROAD E13 8LZ | Terraced | £500,000 | 12 Dec 2025 |
FLAT 106, CHAMBERLAIN COURT, 15, IRONWORKS WAY E13 9GF | Flat/Maisonette | £305,000 | 11 Dec 2025 |
139, PRINCE REGENT LANE, PLAISTOW E13 8RY | Terraced | £290,000 | 11 Dec 2025 |
13, STIRLING ROAD E13 0BJ | Terraced | £520,000 | 5 Dec 2025 |
52, RUDOLPH ROAD E13 0DP | Terraced | £650,000 | 2 Dec 2025 |
FLAT 34, CHAPMAN HOUSE, 17, SHIPBUILDING WAY E13 9GH | Flat/Maisonette | £450,000 | 28 Nov 2025 |
88, CHESTERTON ROAD E13 8BB | Detached | £400,000 | 28 Nov 2025 |
454, GREEN STREET E13 9DB | Terraced | £450,000 | 28 Nov 2025 |
14, WHITELEGG ROAD E13 0TA | Flat/Maisonette | £278,000 | 26 Nov 2025 |
61, RAYMOND ROAD E13 0SP | Terraced | £625,000 | 24 Nov 2025 |
1, KENNEDY CLOSE E13 0BT | Terraced | £445,000 | 24 Nov 2025 |
FLAT 8, 3, QUEENS ROAD WEST E13 0PE | Flat/Maisonette | £395,000 | 21 Nov 2025 |
FLAT 74, SPECTACLE WORKS, 1A, JEDBURGH ROAD E13 9LX | Flat/Maisonette | £299,000 | 20 Nov 2025 |
The most recent recorded sale in E13 was a flat/maisonette property on Boundary Road for £330,000 in January 2026. Across the last 20 sales, the median price was £400,000.