Plaistow North · Newham · West Ham and Beckton constituency · 51.53299, 0.02344

E13 0PB— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 46/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
77
Schools
60
Transport
46
Environment
84
Investment
68

The bottom line

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

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Location

E13 0PB

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-18.1% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E13 0PB

🛡️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

“The family fortress”

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How E13 0PB 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour17%
Vehicle crime12%
Theft5%
Burglary5%
Robbery4%
Drug offences2%

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

C
8%
D
28%
E
8%

Based on 44 properties · Confidence: high

Street mix

Semi 3%Terraced 74%Flat 21%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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,250
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+5.4%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

-82.9%

per year

Acceleration

-445.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Terraced78.8%
Flat/maisonette18.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£110k+103.7%2.2
Post-dot-com plateau2001–2004£93k£155k+67%2.2
Pre-crash peak2005–2007£106k£260k+144.8%1.7
GFC & correction2008–2012£250k£190k-23.9%1.3
Help-to-Buy recovery2013–2016£250k£120k-52%1
Brexit uncertainty2017–2018£265k£1.23m+362.3%1.5
Pandemic surge2021–2021£210k£210k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+5.8% alpha

Terraced+5.8% α
Local
14.5%
District
8.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing13
Trend Position100

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
5.5 min walk
Forest Gate

Nearby stations

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

41

Walkability score

156

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)64
Nearest car park160m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Queen's Market Car Park
795m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 70%
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

3 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalRainbow Ward · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

705

Parks (1km)

17

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

2

Convenience

Nearest supermarket863 m
12 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

SM Food & Wine140 m
Costcutter264 m
This & That332 m
E&S Food Centre440 m

Nearby cafes

Dudleys285 m
Applecart Arts Cafe290 m
Rainbow Cafe341 m
Matt Cup Roastery430 m

Nearby restaurants

Perfect Fried Chicken66 m
King Neptune86 m
Caloroso Pizza91 m
Brunsy Oyster And Seafood Bar322 m

Nearby pubs

The Lord Stanley290 m
The Lamb299 m
The Black Lion308 m
Victoria Tavern330 m

Nearby gyms

Newham Boys Amateur Boxing Club146 m
The Gym380 m
The Compound453 m
Gym Spot792 m

Nearby pharmacies

Rohpharm Pharmacy369 m
Daystar Pharmacy393 m
Newmans Pharmacy923 m
Britannia Pharmacy954 m

Nearby health

The Project Surgery281 m
Essex Lodge Surgery697 m
East London Dental Care888 m
mydentist907 m
Food hygiene (5-star)31% of 75

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

1ST ATTEMPT DRIVING SCHOOL LTD.
CALOROSO LTD
ETYN LTD
J&X FINANCE LTD
J&X TRADERS LTD

+8 more

Investment

Investment grade, yield and market outlook

68

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 score16/100
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

30.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,836m
Crossrail 2 route7,032m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,435 nationally

1,888

Est. population

22,075/km²

56%

Employed

38%

Degree educated

£34,400

Median income

8.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

25%
28%
23%
15%
Under 1825%
18–3428%
35–4923%
50–6415%
65+9%

Tenure

16%
20%
33%
30%
Own outright16%
Own (mortgage)20%
Private rent33%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

16%
44%
18%
White British16%
White Other13%
Asian44%
Black18%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine20%
No car household52%
Unemployed8%
No qualifications25%

Housing tenure (Census 2021)

Private rent33%
Social rent30%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
30
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)
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
96, 96, Libra Road, Plaistow, E13 0LF17 homes
completed
CHADACRE COURT, VICARS CLOSE, E1515 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 0PB

Full postcodeE13 0PB
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.532989
Longitude0.023436
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