Plaistow South · Newham · West Ham and Beckton constituency · 51.52278, 0.03472

E13 8SL— Plaistow South, Newham

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 72/100Transport 51/100Yield 5.02%
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Strong, well-rated schools set this area apart

Area score
62
Safety
72
Schools
95
Transport
51
Environment
69
Investment
64

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Location

E13 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E13 8SL

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

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How E13 8SL 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 · 4 min walk

KS2: 112.2

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 3 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 · 12 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+29% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Vehicle crime13%
Anti-social behaviour12%
Theft9%
Robbery7%
Drug offences5%
Burglary2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

69

Incidents (1yr)

365

Incidents (5yr)

Nearest station: Plaistow Fire Station · 247m

Crime is +79% above London average

Property

Prices, sales volume and market trends

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

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
8.1 min walk
Silvertown & City Airport

Nearby stations

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

36

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

2.2 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

5

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)220
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Superfast coverage0%
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: 7.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

NEWHAM PRIMARY CARE EXTENDED ACCESS

NEWHAM GENERAL HOSPITAL, E13 8SL

0 min walk

10

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 34 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (491 m)

Nearest supermarket518 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)

831m

Post office

Nearby shops

P&H Mini Market293 m
Lonsdale Supermarket371 m
Boundary Food Express400 m
Best Food & Drinks452 m

Nearby cafes

Bo-Bar308 m
Deli-Marche392 m
Coffee Palace476 m
The Bellas494 m

Nearby restaurants

The Bank of Fried Chicken293 m
Spice318 m
King Rooster377 m
Catch 22399 m

Nearby pubs

South West Ham Labour Club491 m
The Boleyn892 m

Nearby gyms

Newham Leisure Centre402 m
UK Fitness Club951 m
The Compound957 m

Nearby pharmacies

Rowlands Pharmacy46 m
Britannia Pharmacy457 m
Newmans Pharmacy510 m
Chapharm Chemists962 m

Nearby health

A&E Department34 m
Rainbow Ward64 m
Neonatal Unit, L1 Z2144 m
Newham University Hospital181 m
Food hygiene (5-star)42% of 79

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

64

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

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

34.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,216m
Crossrail 2 route8,092m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,333 nationally

1,940

Est. population

17,834/km²

61%

Employed

38%

Degree educated

£39,100

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

31%
22%
25%
16%
Under 1831%
18–3422%
35–4925%
50–6416%
65+6%

Tenure

19%
30%
35%
15%
Own outright20%
Own (mortgage)30%
Private rent35%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

16%
15%
39%
17%
White British16%
White Other15%
Asian39%
Black17%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household41%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
13
Local approval rate
81%
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)
85
Largest scheme
120 homes · WEST BECKTON 3, WEST BECKTON 3, TOLLGATE ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

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
Rear of Belgrave Court, 83 to 87, Rear of Belgrave Court, 83 to 87, Prince Regent Lane, E13 8QQ3 homes
completed
126, 126, New City Road, Plaistow, E13 9PY2 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 8SL

Full postcodeE13 8SL
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.522776
Longitude0.034717
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