E13 8AN
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Property report — E13 8AN
Open-data due diligence for E13 8AN and the area around it.
E13 8AN in brief: 40 recorded sales (£15,000–£495,000) · no modelled flood risk · 6 schools nearby.
What scope is each figure? Sold sales, broadband and flood risk are for E13 8AN itself. Where open data isn't published that finely (population, crime, schools), we show the E13 8 sector — each figure below is tagged with its scope.
Avg sold price
£367,280
Population
30,663
Crimes recorded
133
Schools
4
Flood risk
None modelled
Gigabit broadband
88%
Sold-price trend (1995–2026)
Annual sold price in E13 8, 1995–2026 — mean (blue) and median (terracotta). The median is the typical sale; a wide gap to the mean means a few high-value sales pull the average up. 2026 is a part year (26 sales so far). Hover a point for both figures. Source: HM Land Registry Price Paid.
Sold prices on this postcode
| Date | Price | Address | Type |
|---|---|---|---|
| 2024-12-09 | £365,000 | 5 LIDDON ROAD | Terraced |
| 2024-08-23 | £185,000 | FIRST FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 2023-01-13 | £350,000 | 38 LIDDON ROAD | Terraced |
| 2022-07-08 | £377,500 | 37 LIDDON ROAD | Terraced |
| 2022-06-28 | £270,000 | GROUND FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 2022-02-11 | £375,000 | 31 LIDDON ROAD | Terraced |
| 2021-05-05 | £370,000 | 45 LIDDON ROAD | Terraced |
| 2019-11-29 | £325,000 | 7 LIDDON ROAD | Terraced |
| 2019-07-31 | £495,000 | 14 LIDDON ROAD | Terraced |
| 2017-07-26 | £280,000 | GROUND FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 2015-06-09 | £265,000 | 20 LIDDON ROAD | Terraced |
| 2015-05-28 | £275,000 | 35 LIDDON ROAD | Semi-detached |
| 2014-02-03 | £109,750 | GROUND FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 2012-11-30 | £152,000 | 37 LIDDON ROAD | Terraced |
| 2011-05-18 | £175,000 | 9 LIDDON ROAD | Terraced |
| 2011-04-28 | £192,000 | 45 LIDDON ROAD | Terraced |
| 2010-12-03 | £202,000 | 23 LIDDON ROAD | Semi-detached |
| 2009-07-20 | £195,000 | 19 LIDDON ROAD | Terraced |
| 2008-02-20 | £220,000 | 24 LIDDON ROAD | Terraced |
| 2006-12-15 | £234,000 | 25 LIDDON ROAD | Terraced |
| 2006-08-21 | £205,000 | 24 LIDDON ROAD | Terraced |
| 2006-04-28 | £203,000 | 21 LIDDON ROAD | Terraced |
| 2004-12-15 | £189,000 | 3 LIDDON ROAD | Terraced |
| 2004-09-22 | £183,000 | 22 LIDDON ROAD | Terraced |
| 2004-07-30 | £170,000 | 24 LIDDON ROAD | Terraced |
| 2004-06-30 | £205,000 | 19 LIDDON ROAD | Terraced |
| 2000-10-13 | £75,000 | 6 LIDDON ROAD | Terraced |
| 2000-05-19 | £55,000 | FIRST FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 2000-04-28 | £83,000 | 11 LIDDON ROAD | Terraced |
| 2000-01-27 | £91,000 | 21 LIDDON ROAD | Terraced |
| 1999-09-10 | £41,000 | GROUND FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 1997-11-27 | £25,000 | 31 LIDDON ROAD | Terraced |
| 1997-10-13 | £54,000 | 40 LIDDON ROAD | Terraced |
| 1997-01-08 | £39,000 | 10 LIDDON ROAD | Terraced |
| 1997-01-08 | £32,250 | 10 LIDDON ROAD | Terraced |
| 1996-09-02 | £15,000 | 1 LIDDON ROAD | Terraced |
| 1996-03-27 | £57,950 | 4 LIDDON ROAD | Terraced |
| 1996-02-16 | £27,000 | 4 LIDDON ROAD | Terraced |
| 1995-04-13 | £32,000 | FIRST FLOOR FLAT, 16 LIDDON ROAD | Flat |
| 1995-03-22 | £21,000 | FIRST FLOOR FLAT, 16 LIDDON ROAD | Flat |
40 recorded sales on E13 8AN. Source: HM Land Registry Price Paid (© Crown copyright). Shown for this postcode only.
Nearest schools
| School | Distance | Phase | Ofsted |
|---|---|---|---|
| Kaizen Primary School | 0.2 mi | Primary | Outstanding (2024) |
| Ravenscroft Primary School | 0.3 mi | Primary | Report card → |
| St Helen's Catholic Primary School | 0.3 mi | Primary | Outstanding (2022) |
| Grange Primary School | 0.3 mi | Primary | Good (2022) |
| Curwen Primary School | 0.4 mi | Primary | Outstanding (2023) |
| Southern Road Primary School | 0.5 mi | Primary | Report card → |
Straight-line distance from the postcode. Ofsted = latest overall effectiveness (newer inspections may be ungraded). Sources: Get Information about Schools (DfE) · Ofsted.
What's nearby
Nearest GP surgeries: GREENGATE MEDICAL CENTRE (0.1 mi) · BALAAM STREET PRACTICE (0.2 mi) · ESSEX LODGE (0.3 mi)
Nearest hospitals: FIRST AVE, DAY HOSPITAL - NEWHAM (0.2 mi) · NEWHAM GENERAL HOSPITAL BHOC ELECTIVE SURGICAL HUB (0.4 mi) · NEWHAM GENERAL HOSPITAL (0.4 mi)
Nearest listed buildings: MEMORIAL BAPTIST CHURCH (Grade II) (0.1 mi) · NUMBER 42 AND ATTACHED RAILINGS (Grade II) (0.1 mi) · ST ANDREW'S VICARAGE (Grade II) (0.1 mi)
Nearest pharmacies: NEWMANS PHARMACY (0.2 mi) · BRITANNIA PHARMACY (0.2 mi) · WESTON LTD (0.2 mi)
Nearest stations: Plaistow (0.6 mi) · West Ham (0.9 mi) · Upton Park (0.9 mi)
Nearest supermarkets: Local Express (0.3 mi) · Food Inn (0.8 mi) · Co-op Food (0.9 mi)
Straight-line distance from the postcode. Source: NaPTAN (DfT).
Who lives here
- Median age
- 33
- One-person households
- 25%
- Households with children
- 40%
- Households
- 10,228
Owned 29% · Social rent 35% · Private rent 34%
Census 2021 (ONS), for E13 8.
Recorded crime trend
Recorded crimes per month in E13 8 (Aug 24–Apr 26, average 141/month). Hover a point to read the count. Source: Police.uk street-level data.
Flood risk
No modelled flood risk is recorded for E13 8AN in the Environment Agency dataset. This is reassuring but not a guarantee — Check the exact address on the official Environment Agency map →
Source: Environment Agency Risk of Flooding from Rivers and Sea (the official dataset name). Indicative catchment data, not an official property flood search.
How granular is this?
| Measure | DistrictE13 | SectorE13 8 | PostcodeE13 8AN |
|---|---|---|---|
| Average sold price | £371,450 | £367,280 | £180,386 |
| Population | 75,466 | 30,663 | — |
| Deprivation decile (1 = most deprived) | 2/10 | 2/10 | — |
| Crimes recorded | 525 | 133 | — |
| Schools | 17 | 4 | — |
| Flood risk | Low | Low | Low |
| Gigabit broadband | 89% | 88% | 100% |
| Superfast broadband | 100% | 100% | 100% |
— = no separate figure is published at that level. Most open data is published down to the sector (E13 8); the postcode column is built from the layers that go finer (sold transactions, Ofcom broadband). Sources: HM Land Registry · Police.uk · Ofsted/GIAS · ONS & IoD2025 · Environment Agency · Ofcom.
Your next steps
Get the official title document
The HM Land Registry title register shows the legal owner, price paid and any charges or covenants. Official copy, £7.
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Report generated 3 July 2026. Open data is refreshed periodically; HM Land Registry Price Paid typically lags by around two months, so the most recent sales may not appear yet.
Contains OS data © Crown copyright and database right 2026
Contains Royal Mail data © Royal Mail copyright and database right 2026
Contains National Statistics data © Crown copyright and database right 2026
Indicative due diligence compiled from public open data. Not a substitute for a regulated conveyancing or property search, a survey, or professional advice.