Plaistow South · Newham · West Ham and Beckton constituency · 51.52520, 0.02997

E13 8RH— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 54/100Yield 5.02%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
64
Schools
95
Transport
54
Environment
71
Investment
65

The bottom line

E13 8RH offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

E13 8RH

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 8RH

🛡️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 8RH 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 · 6 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 14 min walk

10 primaries · 3 secondaries · 0 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 494m

Crime is +100% above London average

Property

Prices, sales volume and market trends

Avg floor area49.1 m²

EPC breakdown

C
1%
D
3%
E
2%
G
2%

Based on 8 properties · Confidence: low

Street mix

Terraced 60%Other 40%

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£122,750
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

1997–2022 · CAGR

+9.4%

Total change

+843%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.6%

per year

Acceleration

+13.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£53k£53k+0%1
Pre-crash peak2005–2006£185k£104k-43.8%1
Help-to-Buy recovery2015–2015£350k£350k+0%1
Pandemic surge2021–2021£395k£395k+0%1
Rate-rise correction2022–2022£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8.9 min walk
West Ham

Nearby stations

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

57

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria55 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City43 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

10

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)251
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock2.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 64%
More green space than 85% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

4

Dentists within 1km

Nearest hospitalA&E Department · 392 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

274

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

14

Convenience

Nearest supermarket182 m
6 tennis courts2 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)

741m

Post office

Nearby shops

Best Food & Drinks29 m
Union Groceries51 m
Bangladesh Cash And Carry84 m
Magazin Romanesc96 m

Nearby cafes

Coffee Palace57 m
The Bellas109 m
Ali's Deli Cafe136 m
Bo-Bar201 m

Nearby restaurants

Munch Point24 m
Georges Fish Bar36 m
Pizza on Demand36 m
Munch42 m

Nearby pubs

South West Ham Labour Club193 m
The Abbey Arms611 m
The Lord Stanley732 m
The Black Lion745 m

Nearby gyms

The Compound595 m
Newham Leisure Centre775 m
UK Fitness Club882 m
Newham Boys Amateur Boxing Club910 m

Nearby pharmacies

Britannia Pharmacy32 m
Newmans Pharmacy93 m
Rowlands Pharmacy401 m
Daystar Pharmacy609 m

Nearby health

mydentist75 m
East London Dental Care113 m
Essex Lodge Surgery287 m
A&E Department392 m
Food hygiene (5-star)44% of 99

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

B STAR BARBER LIMITED
CKAZKA PLAISTOW LIMITED
GREENWAY CAFE LTD
NJ COFFEE LTD
SAMIRE JOS MAINTENANCE CARE LTD

+1 more

Investment

Investment grade, yield and market outlook

65

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 score16/100
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

31.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,294m
Crossrail 2 route7,694m

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)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
17
Local approval rate
85%
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)
48
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
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
LAND ADJACENT, 36, LAND ADJACENT, 36, PRAGEL STREET, E13 9EF28 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 8RH

Full postcodeE13 8RH
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.525197
Longitude0.029967
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