Plashet · Newham · East Ham constituency · 51.54257, 0.04989

E12 6SL— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
90
Transport
50
Environment
64
Investment
55

The bottom line

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

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Location

E12 6SL

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-30.0% vs London avg

Deep-dive guides for E12 6SL

🛡️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 6SL 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 · 6 min walk

KS2: 108.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 4 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 · 12 min walk

12 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

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.2km

Crime is 30% 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£12,348/m²
Price per ft²£1,147/ft²
Avg floor area64.4 m²

EPC breakdown

C
4%
D
16%
E
8%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 8%Terraced 39%Flat 8%Other 46%

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£161,000
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

1995–2020 · CAGR

+5%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.3%

per year

Acceleration

-233.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced66.7%
Flat/maisonette16.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£135k+49.2%1
GFC & correction2008–2008£415k£415k+0%1
Pandemic surge2020–2020£306k£306k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Ham Underground StationDistrict line
5 min walk
Woodgrange Park

Nearby stations

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

42

Walkability score

142

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

10

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)99
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

2 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.4 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

136

Parks (1km)

18

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketNorthwest · 723 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

155m

Post office

Nearby shops

Noori Halal Butchers85 m
Seelans Superstore104 m
Pak Islam Halal Meat230 m
Park & Shop422 m

Nearby cafes

VE6278 m
Aunt Sallys Cafe853 m
Quaker Street Bubble Tea875 m
Honey Special Cake881 m

Nearby restaurants

Saravanaa Bhavan38 m
Tennessee Fried Chicken256 m
Papa Chicken389 m
Hyderabad Paradise443 m

Nearby pubs

The Overdraft Tavern366 m
William the Conqueror924 m
Blakesley Arms1.1 km

Nearby gyms

Plashet Park Bowling Club313 m
The Gym Group583 m
The Gym1.1 km

Nearby pharmacies

Shrewsbury Pharmacy & Clinic592 m
Community Pharmacy656 m
Plashet Pharmacy705 m
Superdrug788 m

Nearby health

Vara Dental Practice61 m
Sangam Surgery (Gladstone Avenue)268 m
Plashet Harmony Practice507 m
Shrewsbury Community Dental Department554 m
Food hygiene (5-star)28% of 167

Business

Local businesses registered here

Active businesses
51
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
23
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ACE OF FADES BARBER SHOP LTD
AIRSKY UK LIMITED
APARANJI ELITE LIMITED
AQUARIUS SOFTWARE SOLUTIONS LTD
BIO LUMINUEX HEALTH CARE LTD

+15 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 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

34.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,654m
Crossrail 2 route8,720m

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)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
21
Local approval rate
86%
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)
13
Largest scheme
150 homes · WOODGRANGE PARK CEMETERY, WOODGRANGE PARK CEMETERY, HIGH STREET NORTH, E7
Pipeline pressure
NONE

Named schemes (500m)

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
239, 239, High Street North, Newham, E6 1JG6 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 6SL

Full postcodeE12 6SL
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.542575
Longitude0.049892
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