Plaistow North · Newham · West Ham and Beckton constituency · 51.53702, 0.02578

E13 0PG— Plaistow North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 43/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
72
Schools
100
Transport
43
Environment
83
Investment
69

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 0PG

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+7.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for E13 0PG

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

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“High-connectivity investment target”

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How E13 0PG 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 · 2 min walk

KS2: 108.0

★★★

Secondary

St Bonaventure's RC School

Outstanding · Inspected Nov 2022 · 3 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+32% vs borough

Crime by type

Violence & sexual offences29%
Vehicle crime20%
Other19%
Anti-social behaviour17%
Theft6%
Burglary5%
Drug offences3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW 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 +84% above London average

Property

Prices, sales volume and market trends

Avg floor area66.7 m²

EPC breakdown

B
10%
C
9%

Based on 19 properties · Confidence: medium

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£166,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2007–2014 · CAGR

+-0.5%

Total change

-3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£188k£188k+0%1
Help-to-Buy recovery2014–2014£181k£181k+0%2

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

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
7.5 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
9 min walk
Plaistow Underground StationHammersmith & City · District
11 min walk
Forest Gate Rail StationElizabeth line
17 min walk
Forest GateNational Rail
17 min walk
Abbey Road DLR StationDLR
20 min walk
No bus stops within 400m

38

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

2.1 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

10

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)209
Nearest car park387m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
613m
🅿️
Queen's Market Car Park
681m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 7.2 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

576

Parks (1km)

25

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (345 m)

Nearest supermarketLidl · 644 m
12 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)

1.2km

Post office

Nearby shops

NMS Retail501 m
Tariq Halal Meats537 m
Costcutter595 m
SM Food & Wine613 m

Nearby cafes

GT Cafe38 m
Famous Brew Cafe73 m
Secret Kitchen Ltd319 m
Applecart Arts Cafe336 m

Nearby restaurants

Damac Burgers & Shakes49 m
Ribeye97 m
Jumbo Grill & Pizza121 m
KBC Expresso190 m

Nearby pubs

The Lamb345 m
The Lord Stanley621 m
The Queens733 m
The Black Lion780 m

Nearby gyms

Gym Spot422 m
Newham Boys Amateur Boxing Club460 m
Upton Town Snooker & American Pool629 m
Old Spotted Dog Ground650 m

Nearby pharmacies

Rohpharm Pharmacy803 m
Daystar Pharmacy837 m
Mansons Pharmacy1.1 km

Nearby health

Green Street Dental Practice544 m
Upton Park Dentalcare637 m
Grove Dental Practice660 m
The Project Surgery700 m
Food hygiene (5-star)34% of 103

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GIFTED HANDS CATERING LIMITED
ONCE UPON A TIER LTD
STANDBY CARE LIMITED

Investment

Investment grade, yield and market outlook

69

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 score20/100
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

38.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,308m
Crossrail 2 route7,113m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,219 nationally

1,717

Est. population

19,042/km²

57%

Employed

36%

Degree educated

£45,300

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

30%
24%
24%
14%
Under 1830%
18–3424%
35–4924%
50–6414%
65+9%

Tenure

16%
19%
37%
28%
Own outright16%
Own (mortgage)19%
Private rent37%
Social rent28%
Shared ownership0%
Rent free0%

Ethnicity

14%
14%
43%
18%
White British14%
White Other14%
Asian43%
Black18%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine20%
No car household51%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent28%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
15
Local approval rate
92%
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)
74
Largest scheme
106 homes · 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 0NB
Pipeline pressure
NONE

Named schemes (500m)

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
ST ANTONYS HALL, ST ANTONYS HALL, LANCASTER ROAD, E7 9QB21 homes
completed
FORMER WILLIAM KUHN LODGE, FORMER WILLIAM KUHN LODGE, BOLEYN ROAD, E7 9QG20 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 0PG

Full postcodeE13 0PG
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.537023
Longitude0.025778
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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