Plaistow South · Newham · West Ham and Beckton constituency · 51.51882, 0.03125

E13 8PQ— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 62/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
74
Schools
95
Transport
62
Environment
68
Investment
53

The bottom line

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

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Location

E13 8PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E13 8PQ

🛡️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 8PQ 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 16 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 262m

Crime is +12% 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£5,316/m²
Price per ft²£494/ft²
Avg floor area71.9 m²

EPC breakdown

C
5%
D
21%
E
2%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 100%

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£179,750
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

1995–2025 · CAGR

+6.8%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.2%

per year

Acceleration

-43.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 37 sales

Property Type Mix

Total: 37 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£98k+89.3%1.8
Post-dot-com plateau2001–2004£99k£170k+72.6%3.2
Pre-crash peak2005–2007£169k£240k+41.7%2
GFC & correction2009–2010£185k£170k-8.1%1
Help-to-Buy recovery2013–2016£205k£385k+87.8%1.3
Brexit uncertainty2018–2019£330k£385k+16.7%1
Pandemic surge2020–2021£355k£447k+25.9%1
Current market2025–2025£370k£370k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
10.8%
District
10.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
3.2 min walk
Silvertown & City Airport

Nearby stations

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

30

Walkability score

77

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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)240
Nearest car park264m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 43%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 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 yield853.2 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

8

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNewham University Hospital · 491 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

127

Parks (1km)

15

Restaurants (800m)

3

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 (623 m)

Nearest supermarket882 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)

867m

Post office

Nearby shops

Edgars Food And Wine107 m
K D News117 m
D.S.K.320 m
Tollgate Local324 m

Nearby cafes

Cosy Cafe295 m
Bo-Bar514 m
Wild Bean Cafe594 m
Deli-Marche641 m

Nearby restaurants

East Ocean114 m
Charcoal Restaurant122 m
Lin's Fish Bar463 m
The Bank of Fried Chicken480 m

Nearby pubs

South West Ham Labour Club623 m
The Abbey Arms713 m

Nearby gyms

Newham Leisure Centre311 m

Nearby pharmacies

Chapharm Chemists503 m
Rowlands Pharmacy544 m
Britannia Pharmacy732 m
Newmans Pharmacy750 m

Nearby health

Newham University Hospital491 m
Coborn Centre for Adolescent Mental Health505 m
A&E Department511 m
Newham Centre for Mental Health550 m
Food hygiene (5-star)52% of 68

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CM HEATING LIMITED
RORA CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,715m
Crossrail 2 route8,021m

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)
11
Planning apps (3 years)
14
Local approval rate
82%
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)
8
Largest scheme
120 homes · WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

241-253, 241-253, PRINCE REGENT LANE, E13 8QQ42 homes
completed
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed
HUME POINT, 2, HUME POINT, 2, JERSEY ROAD, E1616 homes
completed
71-77, 71-77, PRINCE REGENT LANE, E1313 homes
completed
37, Holborn Road, Plaistow, E13 8PB3 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 8PQ

Full postcodeE13 8PQ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.518817
Longitude0.031254
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