Plaistow South · Newham · West Ham and Beckton constituency · 51.51944, 0.03092

E13 8PH— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 62/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
74
Schools
95
Transport
62
Environment
69
Investment
68

The bottom line

E13 8PH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

E13 8PH

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+12.0% vs London avg

Deep-dive guides for E13 8PH

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How E13 8PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Tollgate Primary School

Outstanding · Inspected Dec 2022 · 3 min walk

KS2: 112.2

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 4 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 6 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.5 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 1975.0%

-20% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour20%
Vehicle crime15%
Theft4%
Robbery3%
Burglary3%
Drug offences2%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

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 · 209m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area82.3 m²

EPC breakdown

C
1%
D
11%
E
4%
F
4%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 27%Terraced 68%Flat 5%

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£205,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1999–2022 · CAGR

+8.4%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.4%

per year

Acceleration

-89.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached29.4%
Terraced64.7%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£64k£85k+33.3%1.5
Post-dot-com plateau2003–2003£163k£163k+0%4
Pre-crash peak2006–2006£195k£195k+0%1
GFC & correction2009–2012£198k£185k-6.6%1
Help-to-Buy recovery2014–2014£260k£260k+0%1
Brexit uncertainty2017–2017£330k£330k+0%1
Pandemic surge2020–2021£335k£550k+64.2%2
Rate-rise correction2022–2022£410k£410k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.1%
District
8.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
3.1 min walk
Silvertown & City Airport

Nearby stations

Custom House Rail StationElizabeth line
14 min walk
Custom House (for ExCel) DLR StationDLR
14 min walk
Prince Regent DLR StationDLR
14 min walk
Royal Victoria DLR StationDLR
18 min walk
Royal Albert DLR StationDLR
20 min walk
No bus stops within 400m

33

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★34 min
City48 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

7

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)240
Nearest car park297m
Santander docks (800m)0
Nearest cycle dock1.9 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% 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 AONB26% green spaceTree canopy: 37%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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 yield853.2 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

3 min walk

12

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 460 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (549 m)

Nearest supermarket812 m
6 tennis courts1 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)

939m

Post office

Nearby shops

Edgars Food And Wine175 m
K D News187 m
D.S.K.382 m
Tollgate Local386 m

Nearby cafes

Cosy Cafe299 m
Bo-Bar443 m
Wild Bean Cafe599 m
Cornerstone611 m

Nearby restaurants

East Ocean183 m
Charcoal Restaurant192 m
The Bank of Fried Chicken409 m
Spice461 m

Nearby pubs

South West Ham Labour Club549 m
The Abbey Arms658 m

Nearby gyms

Newham Leisure Centre332 m

Nearby pharmacies

Rowlands Pharmacy495 m
Chapharm Chemists574 m
Britannia Pharmacy660 m
Newmans Pharmacy677 m

Nearby health

A&E Department460 m
Newham University Hospital468 m
Rainbow Ward517 m
Coborn Centre for Adolescent Mental Health519 m
Food hygiene (5-star)47% of 81

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CLINIC IN HAND LIMITED
FRANCOS CARPENTRY LTD
RENTNGO LIMITED
SPEEDY RENT LTD
UMAYED BD LTD

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 score15/100
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

34

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,765m
Crossrail 2 route7,974m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,737 nationally

2,290

Est. population

24,545/km²

58%

Employed

34%

Degree educated

£36,500

Median income

9.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

30%
22%
25%
17%
Under 1830%
18–3422%
35–4925%
50–6417%
65+7%

Tenure

13%
19%
34%
31%
Own outright13%
Own (mortgage)19%
Private rent34%
Social rent31%
Shared ownership1%
Rent free2%

Ethnicity

19%
17%
31%
21%
White British19%
White Other18%
Asian31%
Black21%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household48%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent34%
Social rent31%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
88%
Borough approval rate
76%
Historic landfill (400m)
1
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)
12
Largest scheme
62 homes · CUMBERLAND SCHOOL FARADAY ANNEXE, CUMBERLAND SCHOOL FARADAY ANNEXE, HOLBORN ROAD, CHADWIN ROAD, E13
Pipeline pressure
NONE

Named schemes (500m)

CUMBERLAND SCHOOL FARADAY ANNEXE, CUMBERLAND SCHOOL FARADAY ANNEXE, HOLBORN ROAD, CHADWIN ROAD, E1362 homes
completed
241-253, 241-253, PRINCE REGENT LANE, E13 8QQ42 homes
completed
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed
28-36, 28-36, WANLIP ROAD, E13 8QP14 homes
completed
71-77, 71-77, PRINCE REGENT LANE, E1313 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 8PH

Full postcodeE13 8PH
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.519443
Longitude0.030922
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