Plashet · Newham · East Ham constituency · 51.54119, 0.05283
E12 6NS— Plashet, Newham
Location and area intelligence for E12 6NS, Plashet, Newham
The practical family move
Schools 100%Safety 90/100Transport 58/100Low yield 3.07%Only 2 sales — thin data
Exceptional for families — top safety and school scores
E12 6NS
Key facts for E12 6NS
Full postcodeE12 6NS
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.541193
Longitude0.052830
Parliamentary constituencyEast Ham
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Urban core
Very highEstablished mixed
ExcellentNeutralRisk: Low
London Benchmarks
vs London avg price+20.2% vs London avg vs London income-8.3% vs London avg vs London crime-96.8% vs London avg Deep-dive guides for E12 6NS
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Postcode Personality
🚇 Hyper-Connected🎓 School Smart🔒 Very Safe
“The practical family move”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
—
Primary
Lathom Junior School
Not yet inspected · 5 min walk
KS2: 107.0
★★
Secondary
Plashet, City of London Academy
Good · 4 min walk
100% of local schools rated Good or Outstanding
Top 10% — exceptional provision Childcare
Childcare
Sheringham Nursery School & Children's Centre
Not inspected · 19 min walk
9 primaries · 2 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
2.1 incidents per 1,000 residents
Top 5% — safest in London Crime by type
Violence & sexual offences0%
Crime is 97% below London average
Property
1 MayPrices, sales volume and market trends
⚠️Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£625,000
Median sale price
Above London median by 20% £625,000 is 20% above the London median (£520,000)
Sales (24 months)2
New build0.0%
Price per m²£5,570/m²
Price per ft²£518/ft²
Avg floor area112.2 m²
EPC breakdown
Based on 54 properties · Confidence: high
Street mix
Semi 7%Terraced 71%Detached 4%Flat 18%
LHA rates — Outer East London
Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo
Stamp duty
Standard buyer£18,750
First-time buyerFTB
£10,000Additional propertyBTL/2nd
£37,500England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
2-year fixed4.58%
5-year fixed4.32%
SVR7.25%
Bank of England (monthly average)
Energy & construction
Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£280,500
Rebuild cost per m²£2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh
Transport
1 MayPublic transport accessibility and links
🚇East Ham Underground StationHammersmith & City line
2.5 min walk Nearby stations
🚇East Ham Underground StationDistrict · Hammersmith & City
3 min walk 🚇Woodgrange Park Rail StationSuffragette
13 min walk 🚂Woodgrange ParkNational Rail
13 min walk 🟣Manor Park Rail StationElizabeth line
17 min walk 🚇Upton Park Underground StationDistrict · Hammersmith & City
17 min walk 🚌7 bus routes · 9 stops within 400m · 285 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
Total spaces (800m)98
Nearest car park200m
Santander docks (800m)0
Nearest cycle dock3.9 km
Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G99%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Air qualityLOW
NO₂: 35.0 µg/m³ · PM2.5: 12.0 µg/m³Better than 63% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.9 km
Energy
Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate
Local weather conditions and energy potential
Solar yield858.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
E12 MEDICAL CENTRE
243 HIGH STREET NORTH, MANOR PARK, E12 6SJ
2 min walk
Nearest hospitalNeonatal Unit, L1 Z2 · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%
Amenities
Shops, restaurants, parks and more
Nearest supermarketNorthwest · 546 m
2 tennis courts1 sports halls
Nearby shops
Masila Stores Food and Wine354 m
Khan Halal Meat366 m
NKS Food Centre368 m
Dilka Express392 m
Nearby cafes
VE6212 m
Aunt Sallys Cafe692 m
Honey Special Cake720 m
Tea Point724 m
Nearby restaurants
Tennessee Fried Chicken157 m
Saravanaa Bhavan218 m
Papa Chicken259 m
Chennai Dosa354 m
Nearby pubs
The Overdraft Tavern225 m
The Miller's Well893 m
William the Conqueror1.1 km
Nearby gyms
Plashet Park Bowling Club403 m
The Gym Group442 m
The Gym901 m
East Ham Leisure Centre1.0 km
Nearby pharmacies
Boots612 m
Superdrug617 m
Shrewsbury Pharmacy & Clinic676 m
Community Pharmacy750 m
Nearby health
Sangam Surgery (Gladstone Avenue)51 m
Vara Dental Practice195 m
Plashet Harmony Practice638 m
Shrewsbury Community Dental Department648 m
Food hygiene (5-star)31% of 183
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)524
High street
EHigh street health
Registered businesses
AFSAL INVESTMENT LTD
ATOS TRANS LTD
BARAKATHUNISHA CATERING LIMITED
BRACE CONSULTING GROUP LTD
BRITLON IT SOLUTIONS LTD
+15 more
Investment
Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,600London avg: £1,950/mo
Gross yield3.07% (average)London avg: 3.8%Below average yield — bottom 61% Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1
Rental market
Mixed / transientTenant profile
Future outlook
High investment qualityExcellent transport accessConfirmed 5yr price momentum
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route9,617m
Crossrail 2 route8,933m
Demographics
22 AprPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
More deprived than average Rank: 10,293 nationally
2,309
Est. population
40,742/km²
Urban coreVery high densityEstablished mixed
Employment & lifestyle
Managerial / professional22%
Routine / semi-routine19%
No car household44%
Unemployed4%
No qualifications24%
Housing tenure (Census 2021)
vs. London
Income vs London-8.3%
Price vs London+20.2%
Planning
Conservation areas and development
Live planning apps (800m)3
Major developments (800m)0
Planning apps (12 months)20
Planning apps (3 years)22
CIL rate (residential)£180/m²
Japanese knotweed sites (400m)0
Housing pipeline (800m)
Largest scheme277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Named schemes (500m)
149 - 153, 149 - 153, High Street North, East Ham, E6 1HZ14 homes
completed18, 18, Wordsworth Avenue, Manor Park, E12 6SU11 homes
completed200 - 202, 200 - 202, High Street North, East Ham, E6 2JA7 homes
completed61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed247 - 249, 247 - 249, Plashet Grove, East Ham, E6 1DH6 homes
completedPolitics
Local councillors and MP
Ward majorityLabour and Co-operative Party
MPSir Stephen Timms (Labour)
Councillors
Zuber GulamussenLabour and Co-operative Party
Pushpa Dipaklal MakwanaLabour and Co-operative Party
Stamp Duty & Affordability Calculator
Stamp duty on median price (£625,000)
£10,000
First-time buyer
Save £8,750
Affordability check — your annual salary
£
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
E12 6NS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £625,000 median — a strong choice for Families.
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Similar-priced postcodes — sorted by transport score.
Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr
Trusted official data sources
Office for
National Statistics