Plaistow North · Newham · West Ham and Beckton constituency · 51.52775, 0.02751

E13 0BG— Plaistow North, Newham

Location and area intelligence for E13 0BG, Plaistow North, Newham

The family fortress

 

Schools 100%Safety 77/100Transport 61/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
77
Schools
60
Transport
61
Environment
73
Investment
60

The bottom line

E13 0BG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E13 0BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E13 0BG

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

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“The family fortress”

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How E13 0BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Southern Road Primary School

Not yet inspected · 4 min walk

KS2: 110.0

—

Secondary

Lister Community School

Not yet inspected · 6 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.5 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour18%
Vehicle crime12%
Drug offences7%
Theft6%
Robbery4%
Burglary2%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Plaistow Fire Station · 822m

Crime is +32% above 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.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,620/m²
Price per ft²£429/ft²
Avg floor area96.6 m²

EPC breakdown

C
17%
D
29%
E
4%

Based on 50 properties · Confidence: high

Street mix

Semi 5%Terraced 55%Flat 41%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£241,500
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)
Roof(another dwelling above)
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

1996–2026 · CAGR

+6.5%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

+13.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached5%
Terraced55%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£97k+35.4%1.2
Post-dot-com plateau2001–2004£95k£173k+82.1%2.8
Pre-crash peak2005–2006£165k£245k+48.9%2.5
GFC & correction2009–2012£190k£160k-15.8%1.8
Help-to-Buy recovery2015–2016£205k£375k+82.9%2.5
Brexit uncertainty2018–2019£300k£355k+18.3%1
Pandemic surge2021–2021£380k£380k+0%3
Current market2025–2026£400k£475k+18.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-2.3% alpha

Terraced-0.8% α
Local
4.2%
District
5%
Flat/maisonette-2.3% α
Local
3.7%
District
6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
12 min walk
Forest Gate

Nearby stations

Plaistow Underground StationHammersmith & City · District
10 min walk
Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
West Ham Underground StationJubilee · District
19 min walk
West Ham DLR StationDLR
20 min walk
Abbey Road DLR StationDLR
21 min walk
No bus stops within 400m

59

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria52 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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)

13

EV chargers (800m)

Total spaces (800m)62
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock2.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download444 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 46%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

ESSEX LODGE

GREENGATE STREET, PLAISTOW, E13 0AS

1 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 712 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

386

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

18

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (416 m)

Nearest supermarket255 m
1 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

0

Libraries (1km)

0

Cinemas (2km)

723m

Post office

Nearby shops

Boi Gordo154 m
Mass Food Centre155 m
Greengate Inn Stores218 m
Nisa Local219 m

Nearby cafes

Ali's Deli Cafe249 m
The Bellas253 m
Coffee Palace275 m
Dudleys417 m

Nearby restaurants

Grill Feast217 m
Favourite Pizza219 m
Dixy Chicken222 m
Kate's Cafe & Restaurant243 m

Nearby pubs

South West Ham Labour Club416 m
The Lord Stanley418 m
The Black Lion423 m
Victoria Tavern572 m

Nearby gyms

The Compound312 m
Newham Boys Amateur Boxing Club589 m
The Gym692 m
Gym Spot1.2 km

Nearby pharmacies

Newmans Pharmacy277 m
Daystar Pharmacy283 m
Britannia Pharmacy305 m
Rohpharm Pharmacy706 m

Nearby health

Essex Lodge Surgery55 m
East London Dental Care242 m
mydentist259 m
Newham CAMHS609 m
Food hygiene (5-star)35% of 113

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ASPR MARKETING LIMITED
MAD THEORY LTD
ZEEKAY ARTISANS LTD

Investment

Investment grade, yield and market outlook

60

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,461m
Crossrail 2 route7,449m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,665 nationally

1,895

Est. population

28,046/km²

62%

Employed

38%

Degree educated

£35,300

Median income

9.1%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

28%
29%
22%
14%
Under 1828%
18–3429%
35–4922%
50–6414%
65+7%

Tenure

15%
40%
31%
Own outright10%
Own (mortgage)15%
Private rent40%
Social rent32%
Shared ownership3%
Rent free1%

Ethnicity

13%
19%
35%
17%
White British13%
White Other19%
Asian35%
Black17%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household50%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
22
Local approval rate
94%
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)
45
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E1380 homes
completed
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 homes
completed
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
Greengate Lodge, Greengate Lodge, Cave Street, Plaistow, E13 9DX42 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Zulfiqar AliLabour
Joy LagudaLabour
Daniel Lee-PhakoeLabour

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Key facts for E13 0BG

Full postcodeE13 0BG
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.527748
Longitude0.027514
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
Survey