Plaistow North · Newham · West Ham and Beckton constituency · 51.53639, 0.02670

E13 0QB— Plaistow North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
72
Schools
100
Transport
44
Environment
83
Investment
55

The bottom line

E13 0QB 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 0QB

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 0QB

🛡️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 0QB 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 · 4 min walk

P8: +0.17A8: 53.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 10 min walk

11 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.8km

Crime is +84% above London average

Property

2 Jul

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£4,750/m²
Price per ft²£441/ft²
Avg floor area79.1 m²

EPC breakdown

B
64%
C
18%
D
19%
E
4%
F
1%

Based on 106 properties · Confidence: high

Street mix

Terraced 28%Flat 72%

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£197,750
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.8%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

+131.2%

per year

Acceleration

+184.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Terraced36.7%
Flat/maisonette63.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£72k+39.3%1.5
Post-dot-com plateau2001–2004£136k£190k+39.7%1.5
Pre-crash peak2005–2007£182k£255k+40.5%2.5
GFC & correction2008–2012£170k£148k-13.2%1.5
Help-to-Buy recovery2013–2016£224k£360k+60.9%2
Brexit uncertainty2017–2019£340k£280k-17.6%1
Pandemic surge2020–2020£364k£364k+0%2
Rate-rise correction2022–2023£345k£160k-53.6%1
Current market2025–2025£370k£370k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.7% alpha

Weakest performer

Flat/maisonette

-3.1% alpha

Terraced+4.7% α
Local
19.5%
District
14.8%
Flat/maisonette-3.1% α
Local
11.9%
District
15%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

19out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing17
Trend Position40

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
6.5 min walk
Forest Gate

Nearby stations

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

37

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

6

EV chargers (800m)

Total spaces (800m)201
Nearest car park423m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
584m
🅿️
Queen's Market Car Park
594m

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: 7.2 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

2 min walk

75%

Recommend GP

75%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRainbow Ward · 1.6 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

569

Parks (1km)

31

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (374 m)

Nearest supermarketLidl · 572 m
12 tennis courts3 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 Retail416 m
Tariq Halal Meats517 m
SM Food & Wine580 m
Costcutter599 m

Nearby cafes

Famous Brew Cafe113 m
GT Cafe119 m
Applecart Arts Cafe253 m
Secret Kitchen Ltd288 m

Nearby restaurants

Ribeye93 m
Jumbo Grill & Pizza108 m
Damac Burgers & Shakes119 m
KBC Expresso161 m

Nearby pubs

The Lamb374 m
The Lord Stanley546 m
The Queens648 m
The Black Lion732 m

Nearby gyms

Gym Spot386 m
Newham Boys Amateur Boxing Club397 m
Upton Town Snooker & American Pool561 m
The Compound670 m

Nearby pharmacies

Daystar Pharmacy776 m
Rohpharm Pharmacy789 m

Nearby health

Green Street Dental Practice529 m
Upton Park Dentalcare559 m
Grove Dental Practice605 m
The Project Surgery689 m
Food hygiene (5-star)31% of 121

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AMAC MECHANICAL SERVICES LTD
HB CAPITAL TRANSPORT LTD
KAPIAH CONSTRUCTION LIMITED
LANDMARK CAPITAL INVESTMENTS LIMITED
MN SHOPFRONT FITTERS LTD

+2 more

Investment

Investment grade, yield and market outlook

55

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
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

42.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,276m
Crossrail 2 route7,187m

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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
16
Local approval rate
93%
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)
81
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 0QB

Full postcodeE13 0QB
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.536386
Longitude0.026701
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