Plaistow North · Newham · West Ham and Beckton constituency · 51.53307, 0.02242

E13 0LP— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 79/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
79
Schools
60
Transport
51
Environment
82
Investment
54

The bottom line

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

The catch: high noise levels nearby.

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Location

E13 0LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for E13 0LP

🛡️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 0LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Selwyn Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 108.0

—

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 12 min walk

11 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.7 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

-13% vs borough

Crime by type

Other33%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime9%
Drug offences7%
Burglary5%
Robbery3%
Theft1%

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.4km

Crime is +21% above London average

Property

12 Jun

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.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£545/m²
Price per ft²£51/ft²
Avg floor area89.5 m²

EPC breakdown

D
11%
E
6%
F
1%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 8%Terraced 83%Other 8%

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£223,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2014 · CAGR

+4.4%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.5%

per year

Acceleration

+32.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£155k£116k-25.2%1
Post-dot-com plateau2001–2004£140k£265k+89.3%1.8
Help-to-Buy recovery2013–2014£247k£310k+25.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+26.5% alpha

Terraced+26.5% α
Local
47.5%
District
21%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
4.7 min walk
Forest Gate

Nearby stations

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

40

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

2.0 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

8

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)94
Nearest car park91m
Santander docks (800m)0
Nearest cycle dock2.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 55%
More green space than 99% 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

THE PROJECT SURGERY

10 LETTSOM WALK, PLAISTOW, E13 0LN

2 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalA&E Department · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

728

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarket914 m
12 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)

1.6km

Post office

Nearby shops

SM Food & Wine123 m
Costcutter193 m
This & That292 m
Plaistow Express465 m

Nearby cafes

Dudleys349 m
Applecart Arts Cafe352 m
Matt Cup Roastery376 m
Rainbow Cafe410 m

Nearby restaurants

King Neptune25 m
Perfect Fried Chicken31 m
Caloroso Pizza49 m
Plaistow Chicken and Pizza306 m

Nearby pubs

The Lamb266 m
Victoria Tavern302 m
The Black Lion316 m
The Lord Stanley355 m

Nearby gyms

Newham Boys Amateur Boxing Club217 m
The Gym332 m
The Compound516 m
Gym Spot839 m

Nearby pharmacies

Rohpharm Pharmacy318 m
Daystar Pharmacy422 m
Newmans Pharmacy961 m
Britannia Pharmacy995 m

Nearby health

The Project Surgery223 m
Essex Lodge Surgery736 m
East London Dental Care926 m
mydentist948 m
Food hygiene (5-star)29% of 75

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AATVI DISTRIBUTION LTD
AN PORTFOLIO LIMITED
BUILD HABITAT LIMITED
GEMSNGLITZ LTD
J MOBILE CITY LTD

+6 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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
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

4/100

Velocity score

Future outlook

39.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,810m
Crossrail 2 route6,961m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,391 nationally

1,894

Est. population

30,000/km²

53%

Employed

35%

Degree educated

£38,600

Median income

10.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

29%
25%
24%
15%
Under 1829%
18–3425%
35–4924%
50–6415%
65+7%

Tenure

26%
54%
Own outright6%
Own (mortgage)8%
Private rent26%
Social rent54%
Shared ownership6%
Rent free1%

Ethnicity

37%
29%
White British13%
White Other12%
Asian37%
Black29%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household51%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Social rent54%
Private rent26%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
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)
15
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)
252
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)

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
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
210, 210, Plaistow Road, E13 0AL33 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 0LP

Full postcodeE13 0LP
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.533070
Longitude0.022416
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