Plashet · Newham · East Ham constituency · 51.54286, 0.04849

E12 6SW— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
84
Schools
95
Transport
49
Environment
64
Investment
55

The bottom line

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

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Location

E12 6SW

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 6SW

🛡️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 6SW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Monega Primary School

Outstanding · Inspected Jan 2022 · 6 min walk

KS2: 109.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 5 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

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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.2km

Crime is 30% 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£2,500/m²
Price per ft²£232/ft²
Avg floor area87.3 m²

EPC breakdown

C
9%
D
17%
E
3%

Based on 29 properties · Confidence: medium

Street mix

Terraced 88%Flat 12%

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£218,250
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)
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

1997–2025 · CAGR

+5.1%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.0%

per year

Acceleration

-34.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£53k£120k+126.4%1.3
Post-dot-com plateau2001–2004£143k£250k+74.8%1.5
Pre-crash peak2005–2007£234k£195k-16.6%3
Help-to-Buy recovery2013–2015£288k£335k+16.4%1.3
Pandemic surge2020–2021£495k£422k-14.7%1.5
Current market2025–2025£215k£215k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.3%
District
8.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

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 StationDistrict line
5.7 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
6 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

40

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

3.7 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

8

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)72
Nearest car park190m
Santander docks (800m)0
Nearest cycle dock3.7 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 waterLOW
Low
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: 8.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
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 · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

17

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (432 m)

Nearest supermarketNorthwest · 784 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)

297m

Post office

Nearby shops

Noori Halal Butchers121 m
Seelans Superstore129 m
Pak Islam Halal Meat218 m
Park & Shop383 m

Nearby cafes

VE6333 m
Cafe 621815 m
Quaker Street Bubble Tea828 m
Mediterranean Cafe & Sandwich Bar871 m

Nearby restaurants

Saravanaa Bhavan140 m
Tennessee Fried Chicken326 m
Hyderabad Paradise403 m
Papa Chicken448 m

Nearby pubs

The Overdraft Tavern432 m
Rising Sun826 m
William the Conqueror885 m
Blakesley Arms1.0 km

Nearby gyms

Plashet Park Bowling Club297 m
The Gym Group634 m

Nearby pharmacies

Shrewsbury Pharmacy & Clinic554 m
Plashet Pharmacy657 m
Community Pharmacy676 m
Superdrug845 m

Nearby health

Vara Dental Practice159 m
Sangam Surgery (Gladstone Avenue)369 m
Plashet Harmony Practice451 m
Shrewsbury Community Dental Department513 m
Food hygiene (5-star)28% of 167

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BELL & BUY PROPERTY LIMITED
COUNTWISE ACCOUNTANCY LTD
HS INTERNATIONAL BUSINESS SERVICES LTD
MOVE TO EAST LTD
QUALITYMART LTD

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

37.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,635m
Crossrail 2 route8,621m

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)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
18
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)
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
21-22, 21-22, Woodhouse Grove, Manor Park, E12 6SR5 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 6SW

Full postcodeE12 6SW
Postcode districtE12
BoroughLondon Borough of Newham
WardPlashet
Latitude51.542860
Longitude0.048492
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