Plaistow South · Newham · West Ham and Beckton constituency · 51.52367, 0.02754

E13 8QT— Plaistow South, Newham

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

The family fortress

 

Schools 100%Safety 78/100Transport 63/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
95
Transport
63
Environment
69
Investment
61

The bottom line

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

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Location

E13 8QT

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 8QT

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

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“The family fortress”

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How E13 8QT 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 · 3 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

11 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 452m

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,809/m²
Price per ft²£540/ft²
Avg floor area94.6 m²

EPC breakdown

A
2%
C
10%
D
31%
E
11%

Based on 54 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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£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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.1%

per year

Acceleration

-45.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 69 sales

Property Type Mix

Total: 69 sales

Terraced84.1%
Flat/maisonette15.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£72k+22.2%1.5
Post-dot-com plateau2001–2004£118k£212k+78.9%5.2
Pre-crash peak2005–2007£206k£250k+21.4%2
GFC & correction2008–2012£120k£224k+87%2.2
Help-to-Buy recovery2013–2016£236k£380k+61.1%2.5
Brexit uncertainty2017–2019£460k£465k+1.1%1.7
Pandemic surge2020–2020£495k£495k+0%1
Rate-rise correction2022–2022£363k£363k+0%2
Current market2024–2026£590k£280k-52.5%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced+0.2% α
Local
7.5%
District
7.3%
Flat/maisonette-0.9% α
Local
6.9%
District
7.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
6.6 min walk
West Ham

Nearby stations

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

51

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

1.8 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

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)251
Nearest car park72m
Santander docks (800m)0
Nearest cycle dock1.8 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 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: 7.0 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% 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

3

Dentists within 1km

Nearest hospitalA&E Department · 480 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

308

Parks (1km)

35

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarket410 m
6 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)

980m

Post office

Nearby shops

The Capital Halal Butchers191 m
P&H Mini Market221 m
Bangladesh Cash And Carry221 m
Best Food & Drinks226 m

Nearby cafes

Bo-Bar201 m
Coffee Palace267 m
Cornerstone298 m
The Bellas332 m

Nearby restaurants

Spice193 m
Georges Fish Bar207 m
The Bank of Fried Chicken217 m
Munch Point221 m

Nearby pubs

South West Ham Labour Club47 m
The Abbey Arms381 m
The Red House629 m
The Black Lion798 m

Nearby gyms

Newham Leisure Centre753 m
The Compound760 m
Newham Boys Amateur Boxing Club1.0 km

Nearby pharmacies

Newmans Pharmacy203 m
Britannia Pharmacy229 m
Rowlands Pharmacy505 m
Daystar Pharmacy682 m

Nearby health

East London Dental Care233 m
mydentist250 m
Newham CAMHS288 m
Essex Lodge Surgery398 m
Food hygiene (5-star)35% of 127

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALISTER SOLUTION FBS LTD
ARTA SOLUTION LTD
COSTACHEFERARU CONSTRUCTION LTD
EXPRESS TRADE SERVICES LIMITED
GOTEWILL LTD

+9 more

Investment

Investment grade, yield and market outlook

61

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,064m
Crossrail 2 route7,588m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
22
Local approval rate
91%
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)
30
Largest scheme
80 homes · FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E13
Pipeline pressure
NONE

Named schemes (500m)

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
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed
90, 90, Greengate Street, Plaistow, E13 0AS22 homes
completed
44-46, 44-46, Balaam Street, Plaistow, E13 8AQ21 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 8QT

Full postcodeE13 8QT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.523674
Longitude0.027535
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