Plaistow South · Newham · West Ham and Beckton constituency · 51.52307, 0.03098

E13 8RW— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 57/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
64
Schools
95
Transport
57
Environment
71
Investment
51

The bottom line

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

The catch: high noise levels nearby.

Less suited to Families.

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Location

E13 8RW

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 8RW

🛡️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 8RW 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 · 4 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 · 11 min walk

10 primaries · 2 secondaries · 1 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)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plaistow Fire Station · 249m

Crime is +100% 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£5,507/m²
Price per ft²£512/ft²
Avg floor area95.3 m²

EPC breakdown

C
4%
D
8%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Terraced 94%Other 6%

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£238,250
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)
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

2003–2025 · CAGR

+5.2%

Total change

+203%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-37.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£165k£215k+30.3%1.5
Pre-crash peak2005–2007£220k£255k+15.9%1.5
GFC & correction2008–2011£204k£233k+14.2%1
Help-to-Buy recovery2014–2015£300k£387k+29%1
Brexit uncertainty2017–2018£430k£397k-7.7%2
Pandemic surge2021–2021£525k£525k+0%1
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
5.5%
District
5.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
6.5 min walk
Canning Town

Nearby stations

Plaistow Underground StationHammersmith & City · District
16 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
Custom House Rail StationElizabeth line
19 min walk
Custom House (for ExCel) DLR StationDLR
19 min walk
Prince Regent DLR StationDLR
19 min walk
No bus stops within 400m

49

Walkability score

96

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

7

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)236
Nearest car park319m
Santander docks (800m)0
Nearest cycle dock2.0 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
NoiseHIGH
road
Noisier 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 AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

GLEN ROAD MEDICAL CENTRE

1-9 GLEN ROAD, PLAISTOW, E13 8RU

2 min walk

62%

Recommend GP

62%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 235 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

189

Parks (1km)

18

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

9

Convenience

Nearest supermarket408 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)

892m

Post office

Nearby shops

P&H Mini Market63 m
Best Food & Drinks263 m
Union Groceries297 m
The Capital Halal Butchers299 m

Nearby cafes

Bo-Bar55 m
Coffee Palace303 m
The Bellas350 m
Ali's Deli Cafe372 m

Nearby restaurants

The Bank of Fried Chicken32 m
Spice72 m
Georges Fish Bar218 m
Munch Point252 m

Nearby pubs

South West Ham Labour Club236 m
The Abbey Arms592 m
The Boleyn964 m
The Black Lion974 m

Nearby gyms

Newham Leisure Centre540 m
The Compound840 m

Nearby pharmacies

Rowlands Pharmacy263 m
Britannia Pharmacy268 m
Newmans Pharmacy301 m
Daystar Pharmacy843 m

Nearby health

A&E Department235 m
Rainbow Ward285 m
mydentist314 m
East London Dental Care335 m
Food hygiene (5-star)45% of 91

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LA ZGARICI LTD
MANNBUILDING LTD
MORLIDHARMART LIMITED
SHARMA ESTATES LTD

Investment

Investment grade, yield and market outlook

51

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 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,121m
Crossrail 2 route7,836m

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)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
13
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)
46
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
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed
HERBERT WILLIG HOUSE, HERBERT WILLIG HOUSE, HOLLYBUSH STREET, E1314 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 8RW

Full postcodeE13 8RW
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.523075
Longitude0.030982
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