Plaistow North · Newham · West Ham and Beckton constituency · 51.53223, 0.01664

E13 0JF— Plaistow North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 58/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
68
Schools
100
Transport
58
Environment
76
Investment
71

The bottom line

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

The catch: high noise levels nearby.

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Location

E13 0JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+122.0% vs London avg

Deep-dive guides for E13 0JF

🛡️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

“High-connectivity investment target”

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How E13 0JF 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 · 3 min walk

KS2: 107.5

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 12 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

144.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+60% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour11%
Vehicle crime10%
Robbery7%
Burglary6%
Theft6%
Drug offences3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is +122% above London average

Property

Prices, sales volume and market trends

Avg floor area81.3 m²

EPC breakdown

C
6%
D
10%
E
1%

Based on 17 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£203,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, 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

2000–2019 · CAGR

+8.4%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-47.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£68k£68k+0%2
Post-dot-com plateau2003–2003£137k£137k+0%1
Pre-crash peak2006–2007£170k£215k+26.5%2
GFC & correction2008–2008£213k£213k+0%1
Help-to-Buy recovery2014–2014£225k£225k+0%1
Brexit uncertainty2017–2019£323k£310k-3.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.3% alpha

Flat/maisonette+4.3% α
Local
18%
District
13.7%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
1.4 min walk
West Ham

Nearby stations

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

41

Walkability score

198

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

25

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)285
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed473 Mbps
Median download439 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 waterMEDIUM
Medium
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 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

2 min walk

11

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

798

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Victoria Tavern (332 m)

Nearest supermarketOff License - Mini-Market · 726 m
14 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)

945m

Post office

Nearby shops

Plaistow Express58 m
Costcutter240 m
This & That273 m
SM Food & Wine390 m

Nearby cafes

Nota Bene98 m
Family Cafe Restaurant121 m
Matt Cup Roastery170 m
Plaistow Cafe254 m

Nearby restaurants

Flavour Palace125 m
Plaistow Chicken and Pizza254 m
China Express269 m
Abuja Restaurant365 m

Nearby pubs

Victoria Tavern332 m
The Black Lion488 m
The Lamb490 m
The Lord Stanley713 m

Nearby gyms

The Gym215 m
Strength Ambassadors547 m
East London Rugby Football Club556 m
Newham Boys Amateur Boxing Club622 m

Nearby pharmacies

Rohpharm Pharmacy198 m
Daystar Pharmacy629 m
Wagpharm Chemist719 m

Nearby health

The Project Surgery215 m
Food hygiene (5-star)29% of 73

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

H&M TRADING SERVICE LIMITED
THE ELECTRICS (LOCAL ELECTRICIANS) LTD

Investment

Investment grade, yield and market outlook

71

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 score15/100
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

32.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,535m
Crossrail 2 route6,592m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,098 nationally

1,629

Est. population

14,656/km²

57%

Employed

36%

Degree educated

£38,600

Median income

9.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

25%
25%
24%
19%
Under 1825%
18–3425%
35–4924%
50–6419%
65+8%

Tenure

17%
31%
42%
Own outright8%
Own (mortgage)17%
Private rent31%
Social rent42%
Shared ownership2%
Rent free1%

Ethnicity

14%
15%
38%
25%
White British14%
White Other15%
Asian38%
Black25%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household58%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent31%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
279
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
Holbrook House, Holbrook House, Holbrook Road, Stratford, E15 3DZ71 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
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 0JF

Full postcodeE13 0JF
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.532225
Longitude0.016640
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