Plashet · Newham · East Ham constituency · 51.54464, 0.05313

E12 6RF— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 48/100Yield 4.39%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
62
Safety
84
Schools
90
Transport
48
Environment
66
Investment
69

The bottom line

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

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Location

E12 6RF

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 6RF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6RF 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 · 2 min walk

KS2: 108.3

★★

Secondary

Little Ilford School

Good · Inspected Nov 2022 · 5 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.4km

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area93.9 m²

EPC breakdown

C
9%
D
23%
E
7%

Based on 39 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£234,750
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)
Roof(another dwelling above)
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

1996–2021 · CAGR

+8.9%

Total change

+735%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.8%

per year

Acceleration

+28.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Terraced85.2%
Flat/maisonette14.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£100k+53.8%1.2
Post-dot-com plateau2001–2004£232k£142k-38.8%3
Pre-crash peak2005–2007£129k£157k+22.2%1.3
GFC & correction2009–2009£235k£235k+0%1
Help-to-Buy recovery2013–2015£260k£322k+23.8%1
Pandemic surge2020–2021£375k£543k+44.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+15.9% alpha

Terraced+15.9% α
Local
38%
District
22.1%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
7.1 min walk
Woodgrange Park

Nearby stations

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

29

Walkability score

74

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)

4

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: 9.3 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

4

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 · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

200

Parks (1km)

15

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (596 m)

Nearest supermarketNorthwest · 930 m
1 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)

262m

Post office

Nearby shops

Pak Islam Halal Meat231 m
Seelans Superstore249 m
Noori Halal Butchers258 m
Park & Shop357 m

Nearby cafes

VE6542 m
Quaker Street Bubble Tea750 m
Mediterranean Cafe & Sandwich Bar795 m
Italian Café810 m

Nearby restaurants

Saravanaa Bhavan313 m
Hyderabad Paradise372 m
Staff Sandwich Bar431 m
Tennessee Fried Chicken497 m

Nearby pubs

The Overdraft Tavern596 m
William the Conqueror765 m
Blakesley Arms950 m

Nearby gyms

Plashet Park Bowling Club633 m
The Gym Group820 m

Nearby pharmacies

Community Pharmacy367 m
Manor Park Pharmacy795 m
Muhammad's Pharmacy901 m
Shrewsbury Pharmacy & Clinic913 m

Nearby health

Vara Dental Practice330 m
Church Road Health345 m
Sangam Surgery (Gladstone Avenue)348 m
Carpenters Practice (Church Road)350 m
Food hygiene (5-star)30% of 160

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BRITSHIELD PEST CONTROL LTD
CHARLES CREED & CO LTD
EDWAYABROAD LTD
INSPIRED FX LIMITED
ISCOM TECHNOLOGIES LTD

+6 more

Investment

Investment grade, yield and market outlook

69

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,963m
Crossrail 2 route8,930m

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)
23
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
61, 61, Ruskin Avenue, Manor Park, E12 6PJ6 homes
completed
17D, 17D, Gladstone Avenue, Manor Park, E12 6NR4 homes
completed
44, Church Road, Manor Park, E12 6AF4 homes
completed
Rear Of 316, Rear Of 316, High Street North, Manor Park, E12 6SA4 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

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Key facts for E12 6RF

Full postcodeE12 6RF
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.544641
Longitude0.053129
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