Plaistow North · Newham · West Ham and Beckton constituency · 51.53528, 0.02368

E13 0LT— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 86/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
86
Schools
100
Transport
43
Environment
83
Investment
54

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 0LT

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+7.9% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for E13 0LT

🛡️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 0LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Selwyn Primary School

Not yet inspected · Inspected Mar 2025 · 1 min walk

KS2: 108.0

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 5 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

Kay Rowe Nursery School

Not inspected · 19 min walk

11 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

31.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-65% vs borough

Crime by type

Anti-social behaviour28%
Vehicle crime22%
Violence & sexual offences22%
Other20%
Drug offences7%
Burglary1%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.3km

Crime is 52% below 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£5,833/m²
Price per ft²£542/ft²
Avg floor area80.6 m²

EPC breakdown

C
11%
D
25%
E
3%

Based on 39 properties · Confidence: high

Street mix

Semi 17%Terraced 38%Flat 41%Other 3%

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£201,500
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

1997–2025 · CAGR

+7.9%

Total change

+734%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.3%

per year

Acceleration

+188.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached20.8%
Terraced41.7%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£140k+154.5%1.2
Post-dot-com plateau2001–2004£67k£250k+273.2%1.2
Pre-crash peak2005–2007£257k£182k-29.2%2
GFC & correction2008–2008£260k£260k+0%1
Help-to-Buy recovery2013–2016£450k£245k-45.6%1.3
Brexit uncertainty2019–2019£250k£250k+0%1
Pandemic surge2021–2021£693k£693k+0%1
Current market2024–2025£210k£459k+118.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4% alpha

Flat/maisonette+4% α
Local
5.6%
District
1.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Plaistow Underground StationHammersmith & City line
7.4 min walk
Forest Gate

Nearby stations

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

35

Walkability score

107

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

9

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)68
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Queen's Market Car Park
768m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

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 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: 7.0 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 52%
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

EAST END MEDICAL CENTRE

61 PLASHET ROAD, PLAISTOW, E13 0QA

3 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

680

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarket1.1 km
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Costcutter357 m
SM Food & Wine381 m
This & That548 m
NMS Retail607 m

Nearby cafes

Applecart Arts Cafe275 m
GT Cafe279 m
Famous Brew Cafe313 m
Dudleys475 m

Nearby restaurants

King Neptune285 m
Perfect Fried Chicken287 m
Damac Burgers & Shakes292 m
Caloroso Pizza310 m

Nearby pubs

The Lamb149 m
The Lord Stanley476 m
The Black Lion563 m
Victoria Tavern563 m

Nearby gyms

Newham Boys Amateur Boxing Club295 m
The Gym578 m
Gym Spot628 m
The Compound633 m

Nearby pharmacies

Rohpharm Pharmacy561 m
Daystar Pharmacy643 m

Nearby health

The Project Surgery458 m
Upton Park Dentalcare762 m
Green Street Dental Practice770 m
Essex Lodge Surgery931 m
Food hygiene (5-star)30% of 76

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BUSINESS EXPORTS CONSULT LIMITED
CALOROSO BAKERY LTD
DSD SECURITY LTD
EDDY TYRES LIMITED
HAPPYKART LIMITED

+10 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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,068m
Crossrail 2 route7,000m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,648 nationally

2,189

Est. population

30,000/km²

52%

Employed

28%

Degree educated

£45,300

Median income

4.2%

Claimant rate

Inner cityVery high densityMixed

39

Community stability

Age profile

29%
23%
24%
Under 1829%
18–3423%
35–4924%
50–6413%
65+11%

Tenure

21%
22%
33%
23%
Own outright21%
Own (mortgage)22%
Private rent33%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

56%
18%
White British8%
White Other11%
Asian56%
Black19%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine20%
No car household45%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent33%
Social rent23%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
15
Local approval rate
95%
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)
256
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
The Upton Centre, Claude Road, Upton Park, E13 0QB65 homes
completed
48 - 50, 48 - 50, Plashet Road, Plaistow, E13 0PZ26 homes
completed
THE FRANCISCAN FRIARY, 58, THE FRANCISCAN FRIARY, 58, ST ANTHONYS ROAD, E7 9QB22 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 0LT

Full postcodeE13 0LT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.535278
Longitude0.023682
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