Residential dwellings
17,760
Addressable residential units in the area (OS AddressBase).
E13 house prices
Sold £5,167/m² · Median sold £398,780 (138 sales) · Index +0.2% y/y · Turnover 0.6% · 12 months, sales to Jun 2026, listings to Sep 2026
What is E13?
E13: residential dwellings 17,760.
HMO-shaped dwellings
3.4%
E13 ranks 3rd of 6 neighbouring postcode districts for HMO-shaped dwellings.
Share of dwellings OS AddressBase classifies RH01/RH02/RH03: laid out as a house in multiple occupation. A statement about built form, not about a licence.
- Buildings
- 11,071
- Mixed-use buildings
- 4.3%
- HMO-shaped units
- 3.0%
- EPC A or B
- 11%
- EPC D or worse
- 51%
What does E13 cost?
E13: sold price per m² £5,167/m² (12 months to Jun 2026, 138 sales). +0.2% over the year to Jul 2026 by the house price index, which follows the same homes over time.
Sold price per m²
£5,167/m² 12 months to Jun 2026
138 sales
+0.2% over the year to Jul 2026 by the house price index, which follows the same homes over time.
Empirical-Bayes smoothed median of UPRN-matched completed sales per square metre (HM Land Registry Price Paid), monthly. 12-month figure: the monthly medians weighted by their sample, 12 months to Jun 2026, 138 sales.
Sold price
£398,780 12 months to Jun 2026
138 sales
+0.2% over the year to Jul 2026 by the house price index, which follows the same homes over time.
Empirical-Bayes smoothed median of UPRN-matched completed sales (HM Land Registry Price Paid), monthly. 12-month figure: the monthly medians weighted by their sample, 12 months to Jun 2026, 138 sales.
Sample is the matched completed sales behind the latest month. A month in which this cohort recorded no sale of its own carries the parent area's price rather than a measurement, and is not published with no sample.
Asking price
£406,351 12 months to Sep 2026
814 listings
+2.2% on the previous 12 months.
Median ASKING price of residential sale listings that came to market in the month, from portal listings. Asking, not achieved. 12-month figure: the monthly medians weighted by their sample, 12 months to Sep 2026, 814 listings.
Sample is the dated listings that came to market in the latest month (added and reduced cohorts).
Settled months to Jul 2026; the dashed tail is the published projection of the index 8 months ahead, inside its 80% band. A projection of the index, not a forecast of any home's price.
ObservedForecast with intervalIndex points, not property prices
What does E13 earn?
E13: asking rent £2,148/month (12 months to Sep 2026, 371 lets).
Asking rent
£2,148/month 12 months to Sep 2026
371 lets
Median asking rent per calendar month of residential lettings in the month, from portal listings. Asking, not achieved. 12-month figure: the monthly medians weighted by their sample, 12 months to Sep 2026, 371 lets.
Gross yield, asking basis
6.0% 12 months to Sep 2026
764 lets
+0.9% on the previous 12 months.
Cell asking rent × 12 over the same cell's asking sale price, before costs, voids and finance (cells with fewer than 5 dated listings are not built). 12-month figure: the monthly medians weighted by their sample, 12 months to Sep 2026, 764 lets.
Sample is the dated lettings behind the latest month's rent cell.
How does E13 vary by home size?
Asking price in E13 runs from £278,694 for 1 bedroom to £581,000 for 4 bedrooms.
| Homes | Asking price | Window | Change | Listings |
|---|---|---|---|---|
| 1 bedroom | £278,694 | 12 months to Sep 2026 | — | 134 |
| 2 bedrooms | £382,979 | 12 months to Sep 2026 | +4.6% on the previous 12 months | 334 |
| 3 bedrooms | £459,658 | 12 months to Sep 2026 | +1.1% on the previous 12 months | 234 |
| 4 bedrooms | £581,000 | 12 months to Sep 2026 · 7 of 12 months observed | — | 50 |
| 5+ bedrooms | Not published | — | — | — |
Asking price by bedroom band: the monthly medians of sale listings that came to market, weighted by their dated listings, within the last 12 calendar months, from portal listings. A band with fewer than 30 dated listings in the year is not published.
How liquid is E13?
E13: turnover 0.6% (12 months to Mar 2026, 113 sales). -31.9% on the previous 12 months.
Turnover
0.6% 12 months to Mar 2026
113 sales
-31.9% on the previous 12 months.
Registered sales as a share of the dwelling stock, monthly; the 12-month figure adds the months. UPRN-matched sales, a floor on the registry count; the newest months fill in as registrations land. 12-month figure: the months added, 12 months to Mar 2026, 113 sales.
Sample is the matched completed sales behind the latest month. A month in which this cohort recorded no sale of its own has a rate of zero by arithmetic rather than a measured rate, and is not published with no sample.
Completed sales
220 12 months to Mar 2026
220 sales
-23.6% on the previous 12 months.
Count of HM Land Registry Price Paid completions in the month for the postcode district, straight off the registry; the newest months are still registering. 12-month figure: the months added, 12 months to Mar 2026, 220 sales.
Sample is the registry count itself; months within six months of the last ingest are still filling.
Listings for sale
385 12 months to Sep 2026
385 listings
Residential sale listings observed in the month, from portal listings. 12-month figure: the months added, 12 months to Sep 2026, 385 listings.
Who is active in E13?
29 agents listed homes for sale in E13; the three largest took 33% of the listings.
- Agents active
- 29
- Top three agents’ share
- 33%
- New homes among listings
- 0.0%
Days to completion is on the listings matched to a registered sale, not a sell-through rate.
Who owns E13?
Corporate landlords hold 45% of the 1,183 units in E13 whose freeholder is classified; 94% of all units are not yet classified.
- Corporate landlords45% of classified · 532 units
- Housing associations39% of classified · 463 units
- Individuals (not traceable in bulk)15% of classified · 178 units
- RMC0.8% of classified · 9 units
- Offshore companies0.1% of classified · 1 units
Freeholder class per addressable unit, from HM Land Registry CCOD/OCOD matched to the title and Companies House. Individuals are counted, never itemised.
Where does E13 rank?
E13 ranks 5th of 6 postcode districts in Newham for sold price per m², at £5,167/m².
Sold price per m² · postcode districts in Newham
E13 ranks 5th of 6 postcode districts in Newham for sold price per m², at £5,167/m².
| # | Area | Sold price per m² | Period | Sample | Tier |
|---|---|---|---|---|---|
| 1 | E15 | £6,771/m² | 12 months to Jun 2026 · from monthly figures | 310 | measured |
| 2 | E16 | £6,164/m² | 12 months to Jun 2026 · from monthly figures | 302 | measured |
| 3 | E7 | £6,146/m² | 12 months to Jun 2026 · from monthly figures | 174 | measured |
| 4 | E12 | £5,283/m² | 12 months to Jun 2026 · from monthly figures · 10 of 12 months observed | 116 | measured |
| 5 | E13 | £5,167/m² | 12 months to Jun 2026 · from monthly figures | 138 | measured |
Full table: sold price per m² across postcode districts in Newham
Gross yield, asking basis · postcode districts in Newham
E13 ranks 5th of 6 postcode districts in Newham for gross yield, asking basis, at 6.0%.
| # | Area | Gross yield, asking basis | Period | Sample | Tier |
|---|---|---|---|---|---|
| 1 | E15 | 6.9% | 12 months to Sep 2026 · from monthly figures | 4,604 | measured |
| 2 | E6 | 6.4% | 12 months to Sep 2026 · from monthly figures | 1,180 | measured |
| 3 | E16 | 6.3% | 12 months to Sep 2026 · from monthly figures | 7,950 | measured |
| 4 | E12 | 6.2% | 12 months to Sep 2026 · from monthly figures | 393 | measured |
| 5 | E13 | 6.0% | 12 months to Sep 2026 · from monthly figures | 764 | measured |
Full table: gross yield, asking basis across postcode districts in Newham
Turnover · postcode districts in Newham
E13 ranks 5th of 5 postcode districts in Newham for turnover, at 0.6%.
| # | Area | Turnover | Period | Sample | Tier |
|---|---|---|---|---|---|
| 1 | E16 | 1.1% | 12 months to Mar 2026 · from monthly figures | 337 | measured |
| 2 | E15 | 1.0% | 12 months to Mar 2026 · from monthly figures | 325 | measured |
| 3 | E7 | 0.9% | 12 months to Mar 2026 · from monthly figures | 169 | measured |
| 4 | E6 | 0.9% | 12 months to Mar 2026 · from monthly figures | 253 | measured |
| 5 | E13 | 0.6% | 12 months to Mar 2026 · from monthly figures | 113 | measured |
Where next from E13?
- NewhamThe wider market this area sits in.
- E12Neighbouring postcode district · Asking £5,620/m² · Sep 2026
- E15Neighbouring postcode district · Asking £7,198/m² · Sep 2026
- E16Neighbouring postcode district · Asking £5,061/m² · Sep 2026
- E6Neighbouring postcode district · Asking £5,592/m² · Sep 2026
- E7Neighbouring postcode district · Asking £6,256/m² · Sep 2026
- E3Next door, in another authority · Asking £7,531/m² · Sep 2026
- E14Next door, in another authority · Asking £6,496/m² · Sep 2026
- SE10Next door, in another authority · Asking £8,065/m² · Sep 2026
- E11Next door, in another authority · Asking £7,129/m² · Sep 2026
Questions about E13
- What is the median house price in E13?
- Homes in E13 sold for a median £398,780 over the 12 months to Jun 2026, 138 sales. Per square metre that is £5,167/m². Registered completions, not asking prices.
- How have house prices in E13 changed?
- +0.2% over the year to Jul 2026 by the house price index, which follows the same homes over time.
- What is the average rent in E13?
- Homes to let in E13 asked a median £2,148/month over the 12 months to Sep 2026, 371 lets. Asking rent, not the rent agreed.
- What is the gross rental yield in E13?
- 6.0% on the asking basis: the asking rent times twelve over the asking sale price in the same listing cell, before costs, voids and finance, over the 12 months to Sep 2026, 764 lets. +0.9% on the previous 12 months.
- How quickly do homes sell in E13?
- 0.6% of the homes in E13 changed hands over the 12 months to Mar 2026, 113 sales.
- What kind of homes are in E13?
- E13 has 17,760 homes, 3.4% laid out as houses in multiple occupation.
Construction costs Context for residential research
Sector and regional evidence. These figures are not a quote for an individual property.
Reading the cost index and the regional factors…
Everything else about E13
- Property values in E13Every addressable home with its floor area, tenure and last recorded sale.
- Land and development sites in E13Registered land with its area, tenure and what stands on it.
- Houses and flats for sale in E13What is on the market right now, with the evidence beside each asking price.
- Flats and houses to rent in E13What is available to rent, with the recorded rent and yield beside each asking price.
- Sold house prices in E13Registered completions from Price Paid, newest first.
- Planning applications in E13What was proposed, who decided it and whether it was approved.
- Estate agents in E13Who actually lists here, ranked by volume over 12 months.
Where these figures come from, and what is not published
| Figure | Dataset | Window | Latest | Sample |
|---|---|---|---|---|
| Residential dwellings | HM Land Registry Price Paid and the address register, 12-month rollup | Latest published | — | — |
| HMO-shaped dwellings | HM Land Registry Price Paid and the address register, 12-month rollup | Latest published | — | — |
| Sold price per m² | HM Land Registry Price Paid and portal listings, monthly rollup | 12 months to Jun 2026 | Jun 2026 | 138 sales |
| Sold price | HM Land Registry Price Paid and portal listings, monthly rollup | 12 months to Jun 2026 | Jun 2026 | 138 sales |
| Asking price | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 814 listings |
| Asking price per m² | Portal listings | 12 months to Sep 2026 | Sep 2026 | 385 listings |
| Asking rent | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 371 lets |
| Gross yield, asking basis | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 764 lets |
| Turnover | MarketCode market evidence | 12 months to Mar 2026 | Mar 2026 | 113 sales |
| Completed sales | MarketCode market evidence | 12 months to Mar 2026 | Mar 2026 | 220 sales |
| Listings for sale | Portal listings | 12 months to Sep 2026 | Sep 2026 | 385 listings |
| New listings | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 481 listings |
| Price reductions | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 333 listings |
| Live listings | MarketCode market evidence | on 4 Nov 2026 | 4 Nov 2026 | — |
- Asking to sold
- Only 3 observed months: the 12-month figure needs 6; the monthly line is drawn.
- Days to completion
- Only 3 observed months: the 12-month figure needs 6; the monthly line is drawn.
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.