Buying a home in E13, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£428kmost £393k–£474k

Houses per m²£5,213flats £4,856

Sold last year103722 in five years

Prices in Newham-5.0%on a year ago

A typical 3-bedroom house in E13 sold for £427,861 over the last five years, in today's money; most went for between £392,612 and £474,004, for about 90 m² of space. That is 49% less than the same home across London (£840,000).

103 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £245k for one bedroom. Within the district, houses cost the least per m² in E13 8 (£5,058) and the most in E13 9 (£5,330).

Across Newham, prices are down 5% on a year ago and down 3.8% over five years. Renting a similar home there costs about £2,212 a month; a 90% mortgage on the typical price would be around £1,951 a month at 4.5% over 30 years. Lenders would typically want a household income of about £86,000 for that mortgage: what £90,000 buys.

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House prices in E13 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£265,906	£239k–£445k	45 m²	7
2	£391,071	£360k–£417k	70 m²	248
3	£427,861	£393k–£474k	90 m²	241
4	£485,997	£446k–£539k	103 m²	56
5+	£577,294	£435k–£620k	140 m²	18

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£266k	£391k	£428k	£486k	£577k
Semi-detached	—	£397k	£430k	—	—
Terraced	£266k	£390k	£428k	£493k	£523k
Flats	£245k	£264k	£284k	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across E13

Postcode sector	Houses	Flats
E13 0	£5,177	£4,688
E13 8	£5,058	£4,383
E13 9	£5,330	£5,076

Schools near E13

Best state primary within 2 kmSt Antony's Catholic Primary School97% met the expected standard at 11 · England 64%43 state primaries within 2 km

Best state secondary within 5 kmHarris Science Academy East London71.4% got grade 5+ in English and maths · England 43.8%48 state secondaries within 5 km

Nearby areas

E6 London · 2 km3-bed house £435k E16 London · 2 km3-bed house £446k E15 London · 2 km3-bed house £550k E7 London · 2 km3-bed house £567k E12 London · 3 km3-bed house £480k E3 London · 4 km3-bed house £833k E14 London · 4 km3-bed house £693k E11 London · 5 km3-bed house £791k

Questions about E13

Is E13 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 49% less than across London; prices in Newham are down 5% on a year ago; the best state primary nearby is above the England average (97% against 64%); the best secondary is above it (71.4% against 43.8%); 103 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in E13?

A typical 3-bedroom house in E13 sold for £427,861 over the last five years, in today's money. Most sold between £392,612 and £474,004.

Is E13 expensive for London?

A 3-bedroom house in E13 costs 49% less than the typical 3-bedroom house across London (£840,000).

How many homes sell in E13 each year?

103 homes sold in the last year and 722 in five years: a steady market with homes coming up most weeks.

What are the schools like near E13?

The best-performing state primary within 2 km is St Antony's Catholic Primary School, where 97% of pupils met the expected standard at age 11 (England: 64%).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.