Plashet · Newham · East Ham constituency · 51.53988, 0.05304

E12 6SE— Plashet, Newham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 59/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
90
Transport
59
Environment
64
Investment
55

The bottom line

E12 6SE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E12 6SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E12 6SE

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E12 6SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lathom Junior School

Not yet inspected · 3 min walk

KS2: 107.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 3 min walk

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.1 incidents per 1,000 residents

Better than 59% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Anti-social behaviour15%
Vehicle crime14%
Theft11%
Robbery9%
Drug offences2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.9km

Crime is 17% below London average

Property

2 Jul

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£2,895/m²
Price per ft²£269/ft²
Avg floor area91 m²

EPC breakdown

B
1%
C
17%
D
35%
E
12%
G
1%

Based on 66 properties · Confidence: high

Street mix

Semi 2%Terraced 82%Detached 4%Flat 11%

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£227,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.6%

Total change

+366%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.0%

per year

Acceleration

-9.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 45 sales

Property Type Mix

Total: 45 sales

Detached4.4%
Semi-detached2.2%
Terraced82.2%
Flat/maisonette11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£88k+53.5%1.8
Post-dot-com plateau2001–2004£118k£240k+104.3%2
Pre-crash peak2005–2007£215k£250k+16.3%4.3
GFC & correction2009–2011£202k£230k+13.9%2
Help-to-Buy recovery2013–2013£268k£268k+0%2
Brexit uncertainty2019–2019£432k£432k+0%1
Pandemic surge2020–2020£240k£240k+0%3
Rate-rise correction2022–2023£533k£403k-24.4%2
Current market2024–2024£265k£265k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2% alpha

Terraced-2% α
Local
5.2%
District
7.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
2 min walk
Woodgrange Park Rail StationSuffragette
15 min walk
Woodgrange ParkNational Rail
15 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
Manor Park Rail StationElizabeth line
18 min walk
No bus stops within 400m

51

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City40 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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)27
Nearest car park274m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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: 9.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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 MEDICAL CENTRE

243 HIGH STREET NORTH, MANOR PARK, E12 6SJ

3 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.2 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

80

Parks (1km)

39

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketNorthwest · 401 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

222m

Post office

Nearby shops

Masila Stores Food and Wine272 m
NKS Food Centre279 m
Khan Halal Meat289 m
Eastham Local312 m

Nearby cafes

VE6189 m
Aunt Sallys Cafe548 m
Honey Special Cake577 m
Tea Point579 m

Nearby restaurants

Tennessee Fried Chicken153 m
Papa Chicken161 m
Chennai Dosa227 m
KFC319 m

Nearby pubs

The Overdraft Tavern131 m
The Miller's Well749 m
Red Lion1.1 km

Nearby gyms

The Gym Group310 m
Plashet Park Bowling Club409 m
The Gym754 m
East Ham Leisure Centre873 m

Nearby pharmacies

Boots466 m
Superdrug472 m
Shrewsbury Pharmacy & Clinic647 m
Munro Pharmacy668 m

Nearby health

Sangam Surgery (Gladstone Avenue)184 m
Vara Dental Practice310 m
Shrewsbury Community Dental Department628 m
Plashet Harmony Practice640 m
Food hygiene (5-star)30% of 214

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ALDESCUVA LTD
BAIRAVA SAKTHI NIRMAN LTD
CATALIN 2009 LTD
CHEELI BAKE HOUSE LTD
COOKIES AND WAFFLES LDN LTD

+8 more

Investment

Investment grade, yield and market outlook

55

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Very High

Demand

Very 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

61.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,496m
Crossrail 2 route8,958m

Demographics

16 Jun

Population, 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

30,000/km²

58%

Employed

39%

Degree educated

£38,500

Median income

5.6%

Claimant rate

Urban coreVery high densityEstablished mixed

38

Community stability

Age profile

23%
31%
21%
16%
Under 1823%
18–3431%
35–4921%
50–6416%
65+9%

Tenure

33%
16%
42%
Own outright33%
Own (mortgage)16%
Private rent42%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

77%
White British3%
White Other9%
Asian77%
Black6%
Mixed1%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine19%
No car household44%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent42%
Social rent9%

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)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
27
Local approval rate
88%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
388
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Ray Massey Way, East Ham, E6 1HZ16 homes
completed
149 - 153, 149 - 153, High Street North, East Ham, E6 1HZ14 homes
completed
18, 18, Wordsworth Avenue, Manor Park, E12 6SU11 homes
completed
200 - 202, 200 - 202, High Street North, East Ham, E6 2JA7 homes
completed
247 - 249, 247 - 249, Plashet Grove, East Ham, E6 1DH6 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 6SE

Full postcodeE12 6SE
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.539876
Longitude0.053044
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