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Postcode sector · London

E13 8 area guide

Who lives in E13 8, what homes sell for, and how it compares on crime, schools and transport.

Council
Newham
Region
London
Population
31,918 (2024)
At a glance

What E13 8 is like

The E13 8 postcode sector in Newham covers 197 live postcodes and is home to about 31,918 people in 10,228 households. 28.6% of households own their home, 33.8% rent privately and 34.8% are in social housing. The largest age group is 30–34, and 54.7% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is well above the England and Wales average. Homes in E13 8 sold for a median of £395,000 over the year to August 2026.

Scores

How E13 8 compares

Headline figures for E13 8, set against England as a whole.

AffluenceMore
2.2/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
8/ 10

Higher than most: 43.7 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£395,000

Median over 48 sales in E13 8, −3.7% on the year before.

TransportMore
10.0/ 10

Excellent: 20 stations within a mile, 41 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 10 inspected schools in E13 8.

Household incomeMore
£60,762

Average annual income before tax, higher than 69% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where E13 8 differs most from the national average.

  1. 01
    A big private rental marketPositive

    33.8% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    A student area

    13.4% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.

  3. 03
    Higher crime than mostLook closer

    43.7 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.

  4. 04
    A young populationPositive

    26.2% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.

  5. 05
    More deprived than mostLook closer

    Scores 2.2 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.

Questions

E13 8 FAQs

01
Is E13 8 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.2 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 43.7 per 1,000 people a year, band 8 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).
02
How much does a house cost in E13 8?

The median sale price over the last year was £395,000.

Homes in E13 8 sold for a median of £395,000 across 48 sales in the year to August 2026, −3.7% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is E13 8 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 43.7 offences per 1,000 people a year around E13 8, well above the 31.1 average across England and Wales, band 8 of 10.
04
Who lives in E13 8?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 9.2% of residents. 28.6% of households own their home. The most common property type is purpose-built flat (38.2%).
05
Which council covers E13 8?

The local authority for E13 8 is Newham.

E13 8 comes under Newham in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is E13 8?

Connectivity scores 10.0 out of 10.

There are 41 bus stops within 800m and 20 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Plaistow, 0.7 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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