Plaistow South · Newham · West Ham and Beckton constituency · 51.52061, 0.02661

E13 8NN— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 62/100Yield 5.02%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
64
Schools
95
Transport
62
Environment
71
Investment
66

The bottom line

E13 8NN offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

E13 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+100.0% vs London avg

Deep-dive guides for E13 8NN

🛡️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 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Kaizen Primary School

Outstanding · Inspected Apr 2024 · 1 min walk

KS2: 109.4

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 7 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

129.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 28500.0%

+44% vs borough

Crime by type

Other36%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime8%
Theft6%
Robbery4%
Drug offences3%
Burglary2%

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 · 412m

Crime is +100% above London average

Property

Prices, sales volume and market trends

Avg floor area94.6 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

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£236,500
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)
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

1997–2015 · CAGR

+8.9%

Total change

+362%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.4%

per year

Acceleration

-103.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£66k£66k+0%1
Post-dot-com plateau2003–2003£180k£180k+0%1
Help-to-Buy recovery2015–2015£305k£305k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
2.6 min walk
Canning Town

Nearby stations

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

44

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria52 min ↑
Waterloo48 min ↑
Canary Wharf ★35 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

13

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)268
Nearest car park343m
Santander docks (800m)0
Nearest cycle dock1.7 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: 6.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 49%
More green space than 84% of London

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

12

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 599 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

235

Parks (1km)

32

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Abbey Arms (334 m)

Nearest supermarketLocal Express · 469 m
6 tennis courts

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)

1.1km

Post office

Nearby shops

Pyps Newsagent299 m
Raianne Groceries312 m
Junaid Halal Meat375 m
Thava Foodstores378 m

Nearby cafes

Cosy Cafe277 m
Cornerstone297 m
Britannia372 m
Due Amici384 m

Nearby restaurants

New World292 m
Kebabish Original310 m
Le Kitchen314 m
Chicken City355 m

Nearby pubs

The Abbey Arms334 m
South West Ham Labour Club389 m
The Red House494 m
Charlie's Bar670 m

Nearby gyms

Newham Leisure Centre649 m
The Compound1.1 km

Nearby pharmacies

Newmans Pharmacy344 m
Britannia Pharmacy561 m
Rowlands Pharmacy635 m
Chapharm Chemists790 m

Nearby health

Newham CAMHS324 m
Abbey Arms Dental Clinic351 m
East London Dental Care578 m
mydentist591 m
Food hygiene (5-star)37% of 122

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

39.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,735m
Crossrail 2 route7,647m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,605 nationally

2,201

Est. population

6,688/km²

54%

Employed

30%

Degree educated

£39,100

Median income

11.1%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

40

Community stability

Age profile

29%
23%
22%
18%
Under 1829%
18–3423%
35–4922%
50–6418%
65+8%

Tenure

16%
20%
24%
38%
Own outright16%
Own (mortgage)20%
Private rent24%
Social rent38%
Shared ownership1%
Rent free1%

Ethnicity

21%
14%
34%
22%
White British21%
White Other14%
Asian34%
Black22%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household47%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent24%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
17
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)
19
Largest scheme
77 homes · Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ
Pipeline pressure
NONE

Named schemes (500m)

CUMBERLAND SCHOOL FARADAY ANNEXE, CUMBERLAND SCHOOL FARADAY ANNEXE, HOLBORN ROAD, CHADWIN ROAD, E1362 homes
completed
28-36, 28-36, WANLIP ROAD, E13 8QP14 homes
completed
158, 158, Denmark Street, Plaistow, E13 8JX11 homes
completed
423, 423, Barking Road, Plaistow, E13 8AL8 homes
completed
17, 21, New Barn Street, Plaistow, E13 8JZ8 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 8NN

Full postcodeE13 8NN
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.520615
Longitude0.026606
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
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