Plashet · Newham · East Ham constituency · 51.54579, 0.05110

E12 6RQ— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 87/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
87
Schools
90
Transport
55
Environment
67
Investment
51

The bottom line

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

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Location

E12 6RQ

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-60.0% vs London avg

Deep-dive guides for E12 6RQ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6RQ 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

Plashet, City of London Academy

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 14 min walk

10 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.5km

Crime is 60% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,447/m²
Price per ft²£506/ft²
Avg floor area108.9 m²

EPC breakdown

C
2%
D
17%
E
7%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 97%

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£272,250
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

+7.8%

Total change

+859%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+2.50

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached2.8%
Terraced97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£85k+39.3%2.8
Post-dot-com plateau2001–2004£120k£210k+75%3.3
Pre-crash peak2005–2007£220k£220k+0%1.7
GFC & correction2009–2009£100k£100k+0%1
Help-to-Buy recovery2013–2016£220k£380k+72.7%1
Brexit uncertainty2017–2018£400k£300k-25%1
Rate-rise correction2023–2023£600k£600k+0%1
Current market2024–2025£585k£585k+0%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
7.8%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

38

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

3.9 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

9

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)137
Nearest car park275m
Santander docks (800m)0
Nearest cycle dock3.9 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 waterMEDIUM
Medium
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 AONB19% green spaceTree canopy: 70%
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

E12 HEALTH

30 CHURCH ROAD, MANOR PARK, E12 6AQ

4 min walk

60%

Recommend GP

60%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

4

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

220

Parks (1km)

21

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: William the Conqueror (592 m)

Nearest supermarketNorthwest · 1.1 km
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)

113m

Post office

Nearby shops

Pak Islam Halal Meat157 m
Park & Shop175 m
Seelans Superstore265 m
Noori Halal Butchers283 m

Nearby cafes

Quaker Street Bubble Tea567 m
Mediterranean Cafe & Sandwich Bar613 m
VE6636 m
Cafe 621641 m

Nearby restaurants

Hyderabad Paradise187 m
Saravanaa Bhavan380 m
Staff Sandwich Bar501 m
Sushi Heaven565 m

Nearby pubs

William the Conqueror592 m
The Overdraft Tavern711 m
Blakesley Arms772 m

Nearby gyms

Plashet Park Bowling Club667 m
The Gym Group935 m

Nearby pharmacies

Community Pharmacy306 m
Manor Park Pharmacy613 m
Muhammad's Pharmacy785 m
Shrewsbury Pharmacy & Clinic925 m

Nearby health

Church Road Health282 m
Carpenters Practice (Church Road)296 m
Newham Transitional Practice296 m
Church Road Dental Practice314 m
Food hygiene (5-star)28% of 204

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AKHAWAATT LTD
ANALYZE IT SECURITY SERVICES LTD
ASSUREDROP LTD
CLOUD DIAL LIMITED
HAFSA HAIR & BEAUTY LTD

+3 more

Investment

Investment grade, yield and market outlook

51

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,008m
Crossrail 2 route8,782m

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)
4
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)
22
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

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
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 6RQ

Full postcodeE12 6RQ
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.545791
Longitude0.051104
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