West Ham · Newham · West Ham and Beckton constituency · 51.53370, 0.01757

E13 0AF— West Ham, Newham

Location and area intelligence for E13 0AF, West Ham, Newham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 56/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
100
Transport
56
Environment
82
Investment
74

The bottom line

E13 0AF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Investors.

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Location

E13 0AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for E13 0AF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E13 0AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Portway Primary School

Not yet inspected · 0 min walk

KS2: 107.5

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 9 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 8 min walk

12 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.6 incidents per 1,000 residents

Better than 65% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences23%
Vehicle crime14%
Drug offences5%
Burglary5%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.2km

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area67.1 m²

EPC breakdown

B
4%
C
5%

Based on 9 properties · Confidence: low

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
3.2 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
3 min walk
Abbey Road DLR StationDLR
12 min walk
West HamNational Rail
13 min walk
West Ham Underground StationJubilee · District
13 min walk
West Ham DLR StationDLR
14 min walk
No bus stops within 400m

39

Walkability score

192

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf33 min ↓
City ★32 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

19

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)208
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 km

Energy

Solar: 853 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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ROPHARM

UNI1 1 OPUS STUDIOS, 212 PLAISTOW ROAD, E13 0AL

3 min walk

12

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

799

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lamb (334 m)

Nearest supermarketOff License - Mini-Market · 791 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Costcutter152 m
Plaistow Express194 m
This & That351 m
SM Food & Wine377 m

Nearby cafes

Family Cafe Restaurant225 m
Nota Bene228 m
Plaistow Cafe289 m
Matt Cup Roastery302 m

Nearby restaurants

Flavour Palace227 m
China Express300 m
King Neptune334 m
Plaistow Chicken and Pizza340 m

Nearby pubs

The Lamb334 m
Victoria Tavern407 m
The Black Lion534 m
The Lord Stanley690 m

Nearby gyms

The Gym318 m
Newham Boys Amateur Boxing Club560 m
Strength Ambassadors703 m
East London Rugby Football Club713 m

Nearby pharmacies

Rohpharm Pharmacy296 m
Daystar Pharmacy674 m

Nearby health

The Project Surgery242 m
Food hygiene (5-star)28% of 75

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

DONNETTE K LIMITED

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,710m
Crossrail 2 route6,618m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,954 nationally

1,889

Est. population

30,000/km²

67%

Employed

38%

Degree educated

£38,600

Median income

6.8%

Claimant rate

Inner cityVery high densityMixed

35

Community stability

Age profile

20%
31%
23%
19%
Under 1820%
18–3431%
35–4923%
50–6419%
65+8%

Tenure

17%
20%
40%
23%
Own outright17%
Own (mortgage)20%
Private rent40%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

20%
25%
25%
17%
White British20%
White Other25%
Asian25%
Black17%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household44%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent40%
Social rent23%

vs. London

Income vs London-8.1%

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)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
12
Local approval rate
90%
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)
261
Largest scheme
182 homes · Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ
Pipeline pressure
NONE

Named schemes (500m)

Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ182 homes
completed
Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB106 homes
completed
Former Watts Point and BETA Club Site, Former Watts Point and BETA Club Site, Stratford Road, Plaistow, E13 0NB85 homes
completed
FORMER CORP. DEPOT & AMBULANCE STATION, FORMER CORP. DEPOT & AMBULANCE STATION, LONDON ROAD, SALMEN ROAD, E1360 homes
completed
LAND AT, ADJACENT TO AND BETWEEN, 1, LAND AT, ADJACENT TO AND BETWEEN, 1, HIGH STREET, PLAISTOW ROAD, ASHBURTON TERRACE, PLAISTOW, E1333 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
24.0%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

John GrayLabour and Co-operative Party
Charlene McLeanLabour and Co-operative Party
John Charles WhitworthLabour and Co-operative Party

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Key facts for E13 0AF

Full postcodeE13 0AF
Postcode districtE13
BoroughLondon Borough of Newham
WardWest Ham
Latitude51.533702
Longitude0.017570
Parliamentary constituencyWest Ham and Beckton
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
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