Plaistow South · Newham · West Ham and Beckton constituency · 51.52023, 0.02485

E13 8LP— Plaistow South, Newham

Location and area intelligence for E13 8LP, Plaistow South, Newham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 71/100Yield 5.02%

Best for: Families, Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
77
Schools
60
Transport
71
Environment
66
Investment
74

The bottom line

E13 8LP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and good transport links — a strong choice for Families and Commuters.

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Location

E13 8LP

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-13.1% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for E13 8LP

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

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“The practical family move”

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How E13 8LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ravenscroft Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 7 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour15%
Vehicle crime12%
Theft7%
Drug offences7%
Burglary5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 539m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area85.5 m²

EPC breakdown

C
6%
D
19%
E
7%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 14%Terraced 84%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£213,750
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

+18.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached13.9%
Terraced86.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£101k+68.3%1.8
Post-dot-com plateau2001–2004£125k£220k+76%2.2
Pre-crash peak2006–2007£195k£248k+27.2%1
GFC & correction2008–2012£245k£250k+2%2
Help-to-Buy recovery2013–2015£243k£413k+69.9%2.3
Brexit uncertainty2017–2018£451k£590k+30.8%1.5
Pandemic surge2020–2021£420k£410k-2.4%1.5
Rate-rise correction2022–2022£475k£475k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.4%
District
8.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Custom HouseDLR line
2.9 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
15 min walk
Custom House (for ExCel) DLR StationDLR
15 min walk
Royal Victoria DLR StationDLR
16 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
Canning Town DLR StationDLR
17 min walk
No bus stops within 400m

50

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria52 min ↑
Waterloo45 min ↑
Canary Wharf ★27 min
City41 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

14

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)272
Nearest car park403m
Santander docks (800m)0
Nearest cycle dock1.5 km

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: 6.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CGL-NEWHAM RISE

3 BECKTON ROAD, CANNING TOWN, E16 4ED

5 min walk

14

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 728 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

269

Parks (1km)

31

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketLocal Express · 353 m
5 tennis courts

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)

1.2km

Post office

Nearby shops

Raianne Groceries269 m
Pyps Newsagent270 m
Thava Foodstores285 m
Farm House287 m

Nearby cafes

Cornerstone270 m
Cosy Cafe282 m
Due Amici288 m
Britannia304 m

Nearby restaurants

Kebabish Original269 m
Le Kitchen269 m
New World273 m
Chicken City275 m

Nearby pubs

The Abbey Arms274 m
The Red House380 m
South West Ham Labour Club472 m
Charlie's Bar544 m

Nearby gyms

Newham Leisure Centre761 m
The Compound1.2 km

Nearby pharmacies

Newmans Pharmacy273 m
Britannia Pharmacy652 m
Rowlands Pharmacy763 m
Chapharm Chemists818 m

Nearby health

Abbey Arms Dental Clinic274 m
Newham CAMHS304 m
East London Dental Care657 m
mydentist677 m
Food hygiene (5-star)37% of 118

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

PRIYANSH SOLUTIONS LTD
SPHYNX GLOBAL LTD
SPOTLESS RECRUIT LTD
TAS ELECTRICAL LIMITED

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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 score19/100
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

41.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,639m
Crossrail 2 route7,550m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,085 nationally

2,261

Est. population

15,464/km²

56%

Employed

34%

Degree educated

£36,500

Median income

10.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
25%
24%
17%
Under 1825%
18–3425%
35–4924%
50–6417%
65+9%

Tenure

13%
18%
36%
32%
Own outright13%
Own (mortgage)18%
Private rent36%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

20%
18%
29%
22%
White British20%
White Other18%
Asian29%
Black22%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household56%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent36%
Social rent32%

vs. London

Income vs London-13.1%

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)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
15
Local approval rate
94%
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)
20
Largest scheme
649 homes · Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ
Pipeline pressure
NONE

Named schemes (500m)

CUMBERLAND SCHOOL FARADAY ANNEXE, CUMBERLAND SCHOOL FARADAY ANNEXE, HOLBORN ROAD, CHADWIN ROAD, E1362 homes
completed
44-46, 44-46, Balaam Street, Plaistow, E13 8AQ21 homes
completed
28-36, 28-36, WANLIP ROAD, E13 8QP14 homes
completed
158, 158, Denmark Street, Plaistow, E13 8JX11 homes
completed
Former Garage Site, Former Garage Site, Doherty Road, Plaistow, E13 8DR9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.4%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Neil James WilsonLabour and Co-operative Party
Jane LofthouseLabour and Co-operative Party
Carleene Lee-PhakoeLabour and Co-operative Party

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Key facts for E13 8LP

Full postcodeE13 8LP
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.520232
Longitude0.024845
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