Plashet · Newham · East Ham constituency · 51.54590, 0.04922

E12 6RH— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 87/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
87
Schools
90
Transport
56
Environment
66
Investment
50

The bottom line

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

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Location

E12 6RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for E12 6RH

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

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“The practical family move”

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How E12 6RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Avenue Primary School

Not yet inspected · 6 min walk

KS2: 109.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.8 incidents per 1,000 residents

Better than 82% of London
→ Stable

-71% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other22%
Vehicle crime18%
Burglary5%
Theft2%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.6km

Crime is 60% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,225/m²
Price per ft²£578/ft²
Avg floor area50.3 m²

EPC breakdown

C
13%
D
58%
E
9%
F
2%

Based on 82 properties · Confidence: high

Street mix

Semi 15%Terraced 65%Other 20%

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£125,750
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

1995–2010 · CAGR

+10.3%

Total change

+338%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.3%

per year

Acceleration

+16.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached21.4%
Terraced78.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£80k£90k+12.5%1.2
Post-dot-com plateau2001–2003£106k£190k+79.2%2.3
GFC & correction2008–2010£243k£350k+44.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-49.2% alpha

Terraced-49.2% α
Local
-24%
District
25.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Manor Park StationElizabeth line line
8.8 min walk
Woodgrange Park

Nearby stations

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

44

Walkability score

151

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)110
Nearest car park359m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

24%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed198 Mbps
Median download209 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

6 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

238

Parks (1km)

24

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: William the Conqueror (550 m)

Nearest supermarketSri Supermarket · 710 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)

58m

Post office

Nearby shops

Park & Shop56 m
Pak Islam Halal Meat146 m
Seelans Superstore273 m
Noori Halal Butchers292 m

Nearby cafes

Quaker Street Bubble Tea505 m
Cafe 621542 m
Mediterranean Cafe & Sandwich Bar550 m
Italian Café605 m

Nearby restaurants

Hyderabad Paradise75 m
Saravanaa Bhavan397 m
Bagel Town490 m
Sushi Heaven495 m

Nearby pubs

William the Conqueror550 m
Rising Sun684 m
Blakesley Arms716 m
The Overdraft Tavern738 m

Nearby gyms

Plashet Park Bowling Club637 m
The Gym Group956 m

Nearby pharmacies

Community Pharmacy395 m
Manor Park Pharmacy551 m
Muhammad's Pharmacy805 m
Shrewsbury Pharmacy & Clinic873 m

Nearby health

Church Road Health373 m
Newham Transitional Practice386 m
Carpenters Practice (Church Road)390 m
Church Road Dental Practice404 m
Food hygiene (5-star)29% of 184

Business

Local businesses registered here

Active businesses
69
New (last 12 months)
19
Dissolved (last 12 months)
0
Industry diversity
40
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

3D BARBER SHOP LIMITED
AARON DEV PROPERTY LTD
ALAM PROPERTY & ESTATE LTD
ALL SEASONS PAYROLL LTD
ALLAUDDIN SWEETS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

44.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,956m
Crossrail 2 route8,651m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,402 nationally

2,323

Est. population

29,284/km²

52%

Employed

32%

Degree educated

£38,500

Median income

9.1%

Claimant rate

Inner cityVery high densityRenters

37

Community stability

Age profile

30%
25%
22%
15%
Under 1830%
18–3425%
35–4922%
50–6415%
65+9%

Tenure

26%
20%
42%
Own outright26%
Own (mortgage)20%
Private rent42%
Social rent12%

Ethnicity

72%
White British3%
White Other7%
Asian72%
Black10%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household46%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent42%
Social rent12%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
70%
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)
22
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7150 homes
completed
THE STAR PH, 30, THE STAR PH, 30, SNOWSHILL ROAD, E12 6BB12 homes
completed
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

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 6RH

Full postcodeE12 6RH
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.545905
Longitude0.049220
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