Plaistow North · Newham · West Ham and Beckton constituency · 51.53125, 0.02213

E13 9BD— Plaistow North, Newham

Location and area intelligence for E13 9BD, Plaistow North, Newham

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 52/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
68
Schools
100
Transport
52
Environment
73
Investment
57

The bottom line

E13 9BD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E13 9BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+122.0% vs London avg

Deep-dive guides for E13 9BD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E13 9BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Curwen Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 5 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

144.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+60% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour11%
Vehicle crime10%
Robbery7%
Burglary6%
Theft6%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.3km

Crime is +122% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,148/m²
Price per ft²£478/ft²
Avg floor area92.2 m²

EPC breakdown

C
15%
D
11%
E
4%

Based on 30 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

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£230,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 50 mm loft insulation
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

1997–2025 · CAGR

+6.9%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

-38.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£98k+50%2
Post-dot-com plateau2001–2002£123k£135k+10.2%1.5
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2010–2010£275k£275k+0%3
Help-to-Buy recovery2014–2016£298k£410k+37.6%1
Pandemic surge2021–2021£425k£425k+0%1
Current market2024–2025£515k£425k-17.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
11.7%
District
10.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
3.9 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
4 min walk
Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
West HamNational Rail
15 min walk
West Ham Underground StationJubilee · District
15 min walk
Abbey Road DLR StationDLR
16 min walk
No bus stops within 400m

44

Walkability score

199

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf ★38 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)110
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock1.9 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PROJECT SURGERY

10 LETTSOM WALK, PLAISTOW, E13 0LN

2 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.3 km
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

707

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarket784 m
12 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

SM Food & Wine81 m
This & That154 m
Costcutter284 m
E&S Food Centre314 m

Nearby cafes

Matt Cup Roastery280 m
Dudleys321 m
Rainbow Cafe410 m
Applecart Arts Cafe475 m

Nearby restaurants

Brunsy Oyster And Seafood Bar135 m
Caloroso Pizza155 m
Perfect Fried Chicken175 m
Plaistow Chicken and Pizza176 m

Nearby pubs

The Black Lion124 m
Victoria Tavern127 m
The Lord Stanley328 m
The Lamb464 m

Nearby gyms

The Gym219 m
Newham Boys Amateur Boxing Club298 m
The Compound455 m
Old Spotted Dog Ground1.2 km

Nearby pharmacies

Rohpharm Pharmacy220 m
Daystar Pharmacy257 m
Newmans Pharmacy796 m
Britannia Pharmacy837 m

Nearby health

The Project Surgery187 m
Essex Lodge Surgery579 m
East London Dental Care763 m
mydentist791 m
Food hygiene (5-star)32% of 66

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

GESADA LTD
KERNWELL HOLDINGS LIMITED
PURE SAVING LTD
RTB INTERNATIONAL LTD
STANDING FIRM LIMITED

+1 more

Investment

Investment grade, yield and market outlook

57

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

8/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,623m
Crossrail 2 route6,988m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,098 nationally

1,629

Est. population

14,656/km²

57%

Employed

36%

Degree educated

£38,600

Median income

9.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

25%
25%
24%
19%
Under 1825%
18–3425%
35–4924%
50–6419%
65+8%

Tenure

17%
31%
42%
Own outright8%
Own (mortgage)17%
Private rent31%
Social rent42%
Shared ownership2%
Rent free1%

Ethnicity

14%
15%
38%
25%
White British14%
White Other15%
Asian38%
Black25%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household58%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent42%
Private rent31%

vs. London

Income vs London-8.1%

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)
1
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
16
Local approval rate
97%
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)
251
Largest scheme
182 homes · Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ
Pipeline pressure
NONE

Named schemes (500m)

Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ182 homes
completed
Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB106 homes
completed
Former Watts Point and BETA Club Site, Former Watts Point and BETA Club Site, Stratford Road, Plaistow, E13 0NB85 homes
completed
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
210, 210, Plaistow Road, E13 0AL33 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Zulfiqar AliLabour
Joy LagudaLabour
Daniel Lee-PhakoeLabour

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Key facts for E13 9BD

Full postcodeE13 9BD
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.531249
Longitude0.022133
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