Plaistow South · Newham · West Ham and Beckton constituency · 51.52416, 0.02855

E13 8QD— Plaistow South, Newham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 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
69
Safety
78
Schools
95
Transport
62
Environment
70
Investment
59

The bottom line

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

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Location

E13 8QD

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-16.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E13 8QD

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 8QD 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 · 4 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.5 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour18%
Vehicle crime11%
Theft6%
Drug offences5%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 442m

Crime is +24% 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£6,906/m²
Price per ft²£642/ft²
Avg floor area79.7 m²

EPC breakdown

B
2%
C
12%
D
28%
E
8%

Based on 50 properties · Confidence: high

Street mix

Semi 16%Terraced 37%Detached 2%Flat 46%

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£199,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+669%

Market Activity

Price Velocity & Acceleration

Current Velocity

+108.3%

per year

Acceleration

-26.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 53 sales

Property Type Mix

Total: 53 sales

Detached1.9%
Semi-detached15.1%
Terraced39.6%
Flat/maisonette43.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£134k+105.4%2.8
Post-dot-com plateau2002–2004£160k£180k+12.5%2.3
Pre-crash peak2005–2007£162k£275k+70.3%5.5
GFC & correction2008–2009£180k£236k+31.1%1.5
Help-to-Buy recovery2014–2016£210k£268k+27.4%2.3
Brexit uncertainty2017–2019£112k£360k+221.4%2.7
Pandemic surge2021–2021£102k£102k+0%1
Rate-rise correction2023–2023£240k£240k+0%1
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Weakest performer

Flat/maisonette

-8.6% alpha

Terraced-0.8% α
Local
8%
District
8.8%
Flat/maisonette-8.6% α
Local
-1.4%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
7.3 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
14 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
Custom House Rail StationElizabeth line
20 min walk
Custom House (for ExCel) DLR StationDLR
20 min walk
West HamNational Rail
21 min walk
No bus stops within 400m

54

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

1.9 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

12

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)251
Nearest car park151m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download405 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 waterLOW
Low
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: 7.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 52%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

GREENGATE MEDICAL CENTRE

497 BARKING ROAD, PLAISTOW, E13 8PS

2 min walk

82%

Recommend GP

82%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 424 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

283

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

13

Convenience

Nearest supermarket327 m
6 tennis courts1 sports halls

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)

893m

Post office

Nearby shops

The Capital Halal Butchers125 m
Best Food & Drinks142 m
Bangladesh Cash And Carry148 m
P&H Mini Market162 m

Nearby cafes

Bo-Bar153 m
Coffee Palace185 m
The Bellas250 m
Ali's Deli Cafe279 m

Nearby restaurants

Georges Fish Bar118 m
Munch Point135 m
Spice139 m
Pizza on Demand149 m

Nearby pubs

South West Ham Labour Club46 m
The Abbey Arms468 m
The Red House717 m
The Black Lion782 m

Nearby gyms

The Compound703 m
Newham Leisure Centre740 m
Newham Boys Amateur Boxing Club994 m

Nearby pharmacies

Newmans Pharmacy134 m
Britannia Pharmacy145 m
Rowlands Pharmacy445 m
Daystar Pharmacy657 m

Nearby health

East London Dental Care168 m
mydentist174 m
Essex Lodge Surgery352 m
Newham CAMHS374 m
Food hygiene (5-star)40% of 122

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AL-HIRA TRUST
ALG FIRE LTD
ANGELHOUSE LTD
CCI CONSTRUCTION LTD
CETATEA LIMITED

+10 more

Investment

Investment grade, yield and market outlook

59

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

46

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,146m
Crossrail 2 route7,637m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,819 nationally

2,187

Est. population

29,300/km²

60%

Employed

35%

Degree educated

£35,300

Median income

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

27%
26%
25%
15%
Under 1827%
18–3426%
35–4925%
50–6415%
65+6%

Tenure

17%
20%
38%
24%
Own outright17%
Own (mortgage)20%
Private rent38%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

22%
32%
25%
White British13%
White Other22%
Asian32%
Black25%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household48%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent38%
Social rent24%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
20
Local approval rate
86%
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)
58
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E1380 homes
completed
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 homes
completed
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
Greengate Lodge, Greengate Lodge, Cave Street, Plaistow, E13 9DX42 homes
completed
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 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 8QD

Full postcodeE13 8QD
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.524160
Longitude0.028551
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