Plaistow North · Newham · West Ham and Beckton constituency · 51.53134, 0.03436

E13 9BL— Plaistow North, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100Yield 5.02%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
76
Schools
90
Transport
50
Environment
67
Investment
70

The bottom line

E13 9BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E13 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for E13 9BL

🛡️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🔒 Very Safe

“The practical family move”

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How E13 9BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Jan 2023 · 3 min walk

KS2: 107.7

—

Secondary

Lister Community School

Not yet inspected · 6 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.0 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other21%
Vehicle crime13%
Drug offences5%
Theft4%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area99.1 m²

EPC breakdown

B
1%
C
8%
D
22%
E
2%
F
1%
G
1%

Based on 35 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£247,750
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, 100 mm loft insulation
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

1995–2022 · CAGR

+7.8%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

-34.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£98k+88.5%1.6
Post-dot-com plateau2001–2003£125k£208k+66%2.3
Pre-crash peak2005–2007£185k£250k+35.1%2.3
GFC & correction2008–2012£249k£235k-5.4%1.5
Help-to-Buy recovery2014–2015£238k£400k+68.4%1
Brexit uncertainty2019–2019£352k£352k+0%2
Pandemic surge2021–2021£440k£440k+0%3
Rate-rise correction2022–2022£397k£397k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.5%
District
8.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Upton Park Underground StationHammersmith & City line
5.1 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
6 min walk
Plaistow Underground StationHammersmith & City · District
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
West Ham Underground StationJubilee · District
26 min walk
West Ham DLR StationDLR
26 min walk
No bus stops within 400m

45

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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)

8

EV chargers (800m)

Total spaces (800m)25
Nearest car park243m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Queen's Market Car Park
342m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LUCAS AVENUE PRACTICE

1A LUCAS AVENUE, PLAISTOW, E13 0QP

8 min walk

67%

Recommend GP

67%

Overall GP experience

12

GPs within 1km

8

Dentists within 1km

Nearest hospitalRainbow Ward · 896 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

270

Parks (1km)

81

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

8

Convenience

Nearest supermarketLidl · 524 m
1 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)

244m

Post office

Nearby shops

Korsar138 m
Bava197 m
G J's Food & Wine239 m
Kam's240 m

Nearby cafes

Lounge 488214 m
Italian Pizza & Cafe250 m
Bad Boyz Diner267 m
De Cafe Lounge330 m

Nearby restaurants

Lola Sisay153 m
The Best Turkish Kebab House220 m
Charcoal Grill And Chill229 m
Pizza Klub234 m

Nearby pubs

The Boleyn277 m
The Queens357 m
The Lord Stanley522 m
South West Ham Labour Club930 m

Nearby gyms

UK Fitness Club305 m
The Compound413 m
Upton Town Snooker & American Pool566 m
Newham Boys Amateur Boxing Club636 m

Nearby pharmacies

Daystar Pharmacy706 m
Britannia Pharmacy750 m
Newmans Pharmacy774 m
Rowlands Pharmacy908 m

Nearby health

Upton Park Dentalcare472 m
Essex Lodge Surgery660 m
Grove Dental Practice677 m
mydentist726 m
Food hygiene (5-star)23% of 256

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BLANCO GROUP LTD
LONDON REALISTIC GROUP LTD

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

50.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,040m
Crossrail 2 route7,812m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,323 nationally

1,447

Est. population

30,000/km²

62%

Employed

40%

Degree educated

£34,400

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

32%
25%
24%
Under 1832%
18–3425%
35–4924%
50–6412%
65+6%

Tenure

15%
34%
34%
Own outright12%
Own (mortgage)15%
Private rent34%
Social rent34%
Shared ownership5%

Ethnicity

54%
15%
White British9%
White Other13%
Asian54%
Black15%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household47%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent34%
Social rent34%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
19
Local approval rate
89%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1034
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
Pipeline pressure
NONE

Named schemes (500m)

Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ169 homes
completed
7-11 Barking Road East Ham London E6 1PW, 7-11 Barking Road, E6 1PW79 homes
completed
750, 758, Barking Road, Plaistow, E13 9PJ38 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 homes
completed
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 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 9BL

Full postcodeE13 9BL
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.531344
Longitude0.034364
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