Plaistow North · Newham · West Ham and Beckton constituency · 51.53016, 0.02392

E13 0BW— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 50/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
100
Transport
50
Environment
72
Investment
57

The bottom line

E13 0BW offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E13 0BW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E13 0BW meets your needs.

Location

E13 0BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E13 0BW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E13 0BW with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E13 0BW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Curwen Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 4 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.4 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour22%
Vehicle crime11%
Theft5%
Burglary4%
Robbery3%
Drug offences1%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,455/m²
Price per ft²£785/ft²
Avg floor area57.3 m²

EPC breakdown

B
22%
C
23%

Based on 45 properties · Confidence: high

Street mix

Flat 100%

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£143,250
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 (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+6.9%

Total change

+83%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.9%

per year

Acceleration

-140.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£106k£106k+0%2
Brexit uncertainty2017–2017£179k£179k+0%4
Rate-rise correction2022–2023£99k£140k+41.4%1
Current market2024–2025£290k£195k-32.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.2% alpha

Flat/maisonette+5.2% α
Local
6.9%
District
1.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

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
5.6 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
6 min walk
Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
West HamNational Rail
16 min walk
West Ham Underground StationJubilee · District
17 min walk
West Ham DLR StationDLR
17 min walk
No bus stops within 400m

47

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf ★38 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

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)80
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock1.9 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 64%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

BALAAM STREET PRACTICE

113 BALAAM STREET, PLAISTOW, E13 8AF

5 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.1 km
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

637

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

7

Convenience

Nearest supermarket611 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

924m

Post office

Nearby shops

E&S Food Centre141 m
Mass Food Centre211 m
Balaam Food and Wine212 m
Nawrish Store224 m

Nearby cafes

Dudleys244 m
Rainbow Cafe336 m
Matt Cup Roastery414 m
Applecart Arts Cafe497 m

Nearby restaurants

E13 Kebabish37 m
Moes Grill66 m
Brunsy Oyster And Seafood Bar76 m
Lobito House78 m

Nearby pubs

The Black Lion70 m
Victoria Tavern232 m
The Lord Stanley251 m
The Lamb606 m

Nearby gyms

Newham Boys Amateur Boxing Club324 m
The Compound325 m
The Gym353 m
Gym Spot1.0 km

Nearby pharmacies

Daystar Pharmacy85 m
Rohpharm Pharmacy363 m
Newmans Pharmacy627 m
Britannia Pharmacy666 m

Nearby health

The Project Surgery356 m
Essex Lodge Surgery407 m
East London Dental Care593 m
mydentist619 m
Food hygiene (5-star)35% of 72

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BLANKSLATE LTD
EDDORA LIMITED
RANA GLOBAL UK LTD
SASSY CASTING LTD
SOPALCARE LTD

+2 more

Investment

Investment grade, yield and market outlook

57

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

12/100

Velocity score

Future outlook

47

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,576m
Crossrail 2 route7,137m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,994 nationally

1,810

Est. population

27,589/km²

55%

Employed

34%

Degree educated

£35,300

Median income

7.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

25%
26%
23%
16%
Under 1825%
18–3426%
35–4923%
50–6416%
65+11%

Tenure

27%
49%
Own outright9%
Own (mortgage)11%
Private rent27%
Social rent49%
Shared ownership4%
Rent free0%

Ethnicity

16%
18%
32%
24%
White British16%
White Other18%
Asian32%
Black24%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household57%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
17
Local approval rate
97%
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)
253
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)

Former Watts Point and BETA Club Site, Former Watts Point and BETA Club Site, Stratford Road, Plaistow, E13 0NB85 homes
completed
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 homes
completed
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 homes
completed
6-8, 6-8, SEWELL STREET, THIRD AVENUE, E1330 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

Live in E13 0BW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E13 0BW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E13 0BW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E13 0BW

Full postcodeE13 0BW
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.530158
Longitude0.023916
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