Plaistow South · Newham · West Ham and Beckton constituency · 51.52185, 0.03279

E13 8RX— Plaistow South, Newham

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 58/100Yield 4.49%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
64
Schools
95
Transport
58
Environment
68
Investment
55

The bottom line

E13 8RX offers exceptional schools (100% Good/Outstanding) and fast broadband at £427,500 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E13 8RX

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 avg price-17.8% vs London avg
vs London income-6.9% vs London avg
vs London crime+100.0% vs London avg

Deep-dive guides for E13 8RX

🛡️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 8RX 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 · 2 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 92m

Crime is +100% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£427,500

Median sale price

18% below London median

£427,500 is 18% below the London median (£520,000)

+60.8%

This year

Terraced

Dominant type

Price history

5-year change
+6.9%
Sales (24 months)6
New build0.0%
Avg terraced£427,500
Price per m²£5,035/m²
Price per ft²£468/ft²
Avg floor area84 m²

EPC breakdown

C
5%
D
23%
E
5%
F
1%

Based on 34 properties · Confidence: high

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

Stamp duty

Standard buyer£8,875
First-time buyerFTB
£125
Additional propertyBTL/2nd
£21,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£2,139/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£210,000
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

1995–2025 · CAGR

+7.1%

Total change

+692%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.1%

per year

Acceleration

+44.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 47 sales

Property Type Mix

Total: 47 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£83k+54.6%2
Post-dot-com plateau2001–2004£110k£184k+67.9%1.5
Pre-crash peak2005–2007£153k£218k+42.2%2.7
GFC & correction2009–2011£216k£215k-0.5%1.7
Help-to-Buy recovery2013–2016£225k£353k+56.7%2
Brexit uncertainty2017–2018£300k£294k-2%1.5
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2022£449k£449k+0%2
Current market2024–2025£350k£428k+22.1%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.1%
District
7.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
6.1 min walk
Silvertown & City Airport

Nearby stations

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

38

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

2.1 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

6

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)220
Nearest car park379m
Santander docks (800m)0
Nearest cycle dock2.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 61%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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

1 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 · 167 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

150

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (414 m)

Nearest supermarket561 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)

966m

Post office

Nearby shops

P&H Mini Market244 m
Edgars Food And Wine413 m
K D News427 m
Best Food & Drinks441 m

Nearby cafes

Bo-Bar240 m
Coffee Palace477 m
Deli-Marche487 m
The Bellas515 m

Nearby restaurants

The Bank of Fried Chicken210 m
Spice257 m
Georges Fish Bar397 m
East Ocean423 m

Nearby pubs

South West Ham Labour Club414 m
The Abbey Arms711 m
The Boleyn1.0 km

Nearby gyms

Newham Leisure Centre355 m
The Compound1.0 km
UK Fitness Club1.1 km

Nearby pharmacies

Rowlands Pharmacy203 m
Britannia Pharmacy446 m
Newmans Pharmacy485 m
Chapharm Chemists841 m

Nearby health

A&E Department167 m
Rainbow Ward227 m
Newham University Hospital268 m
Neonatal Unit, L1 Z2304 m
Food hygiene (5-star)44% of 81

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BANGLAVASHI MEDIA LTD
DARUL MILLAT EDUCATION AND ORPHAN TRUST
DS MARKET LTD
EARTHS GREATEST LTD
MUM BUB HUB CIC

+5 more

Investment

Investment grade, yield and market outlook

55

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

50.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,061m
Crossrail 2 route7,999m

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%
Price vs London-17.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
11
Local approval rate
84%
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)
44
Largest scheme
80 homes · FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E13
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
71-77, 71-77, PRINCE REGENT LANE, E1313 homes
completed
Land Former Garages Rear Of 2, Land Former Garages Rear Of 2, Humberstone Road, Plaistow, E13 9NJ7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£427,500)

£8,875

Standard buyer

£125

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E13 8RX

Full postcodeE13 8RX
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.521848
Longitude0.032787
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