Plashet · Newham · East Ham constituency · 51.54472, 0.05256

E12 6QB— Plashet, Newham

Location and area intelligence for E12 6QB, Plashet, Newham

The practical family move

 

Schools 100%Safety 84/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
63
Safety
84
Schools
90
Transport
48
Environment
66
Investment
57

The bottom line

E12 6QB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E12 6QB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E12 6QB meets your needs.

Location

E12 6QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for E12 6QB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E12 6QB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E12 6QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Essex Primary School

Not yet inspected · 3 min walk

KS2: 108.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 6 min walk

P8: +0.27A8: 47.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 14 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
→ Stable

-50% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour20%
Other17%
Vehicle crime12%
Theft6%
Burglary6%
Drug offences5%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.4km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E12 district median

£437,500

Based on 39 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,843/m²
Price per ft²£543/ft²
Avg floor area91.5 m²

EPC breakdown

C
12%
D
43%
E
8%
F
1%

Based on 64 properties · Confidence: high

Street mix

Terraced 72%Flat 28%

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£228,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+904%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.0%

per year

Acceleration

+87.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 64 sales

Property Type Mix

Total: 64 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£83k+39.2%2.7
Post-dot-com plateau2001–2004£100k£215k+115.6%4.2
Pre-crash peak2005–2007£199k£210k+5.5%3.7
GFC & correction2008–2012£238k£245k+3.2%1.5
Help-to-Buy recovery2013–2016£129k£227k+76.7%1.8
Brexit uncertainty2017–2018£449k£355k-20.9%1
Pandemic surge2021–2021£360k£360k+0%1
Rate-rise correction2022–2023£495k£630k+27.3%1.5
Current market2024–2025£399k£603k+51%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+0.7% α
Local
8%
District
7.3%
Flat/maisonette-0.3% α
Local
4.9%
District
5.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationHammersmith & City line
7.2 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
8 min walk
Woodgrange Park Rail StationSuffragette
9 min walk
Woodgrange ParkNational Rail
9 min walk
Manor Park Rail StationElizabeth line
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
20 min walk
No bus stops within 400m

33

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria54 min ↑
Waterloo51 min ↑
Canary Wharf ★38 min
City39 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)125
Nearest car park327m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G99%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

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 HEALTH

30 CHURCH ROAD, MANOR PARK, E12 6AQ

4 min walk

60%

Recommend GP

60%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

206

Parks (1km)

16

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (598 m)

Nearest supermarketNorthwest · 938 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

221m

Post office

Nearby shops

Pak Islam Halal Meat192 m
Seelans Superstore221 m
Noori Halal Butchers232 m
Park & Shop319 m

Nearby cafes

VE6538 m
Quaker Street Bubble Tea721 m
Mediterranean Cafe & Sandwich Bar766 m
Italian Café786 m

Nearby restaurants

Saravanaa Bhavan299 m
Hyderabad Paradise334 m
Staff Sandwich Bar458 m
Tennessee Fried Chicken496 m

Nearby pubs

The Overdraft Tavern598 m
William the Conqueror740 m
Blakesley Arms923 m

Nearby gyms

Plashet Park Bowling Club615 m
The Gym Group823 m

Nearby pharmacies

Community Pharmacy366 m
Manor Park Pharmacy766 m
Muhammad's Pharmacy892 m
Shrewsbury Pharmacy & Clinic893 m

Nearby health

Vara Dental Practice318 m
Church Road Health343 m
Carpenters Practice (Church Road)350 m
Newham Transitional Practice357 m
Food hygiene (5-star)30% of 162

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AFM CONSTRUCTION (LONDON) LTD
AK FOOD SERVICES LTD
BRIMORA LTD
DERMA TIME LIMITED
FANSMART LIMITED

+9 more

Investment

Investment grade, yield and market outlook

57

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,952m
Crossrail 2 route8,890m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,090 nationally

2,417

Est. population

30,000/km²

54%

Employed

34%

Degree educated

£38,500

Median income

8.1%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

24%
25%
24%
17%
Under 1824%
18–3425%
35–4924%
50–6417%
65+11%

Tenure

26%
22%
44%
Own outright26%
Own (mortgage)22%
Private rent44%
Social rent7%
Shared ownership1%
Rent free1%

Ethnicity

81%
White British3%
White Other7%
Asian81%
Black4%
Mixed1%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household41%
Unemployed7%
No qualifications28%

Housing tenure (Census 2021)

Private rent44%
Social rent7%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
19
Local approval rate
75%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
12 homes · THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB
Pipeline pressure
NONE

Named schemes (500m)

18, 18, Wordsworth Avenue, Manor Park, E12 6SU11 homes
completed
Former garages, Former garages, Church Road, E12 6AQ9 homes
completed
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed
452A, 452A, High Street North, Manor Park, E12 6RH4 homes
completed
142, 142, First Avenue, Manor Park, E12 6AJ4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
31.2%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Zuber GulamussenLabour and Co-operative Party
Pushpa Dipaklal MakwanaLabour and Co-operative Party

Live in E12 6QB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E12 6QB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E12 6QB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E12 6QB

Full postcodeE12 6QB
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.544723
Longitude0.052556
Parliamentary constituencyEast Ham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey