Plaistow North · Newham · West Ham and Beckton constituency · 51.53216, 0.03385

E13 9BT— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 82/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
82
Schools
90
Transport
51
Environment
68
Investment
54

The bottom line

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

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

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Location

E13 9BT

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-10.0% vs London avg

Deep-dive guides for E13 9BT

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

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“The family fortress”

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How E13 9BT 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 8 min walk

12 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other18%
Vehicle crime16%
Drug offences8%
Theft5%
Burglary2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

3

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is 10% below London average

Property

1 May

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£2,848/m²
Price per ft²£265/ft²
Avg floor area101.4 m²

EPC breakdown

C
7%
D
20%
E
6%
F
1%

Based on 34 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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£253,500
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

1995–2024 · CAGR

+5.3%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.1%

per year

Acceleration

-49.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 27 sales

Property Type Mix

Total: 27 sales

Terraced85.2%
Flat/maisonette14.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£119k+98.3%3
Post-dot-com plateau2001–2003£144k£240k+66.7%1.3
Pre-crash peak2005–2006£250k£215k-14%1
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2014–2016£185k£375k+102.7%1.7
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2022£510k£510k+0%1
Current market2024–2024£270k£270k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
11.2%
District
10.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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 StationDistrict line
4 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
5 min walk
Plaistow Underground StationHammersmith & City · District
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
Forest Gate Rail StationElizabeth line
25 min walk
Forest GateNational Rail
25 min walk
No bus stops within 400m

48

Walkability score

41

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

8

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)177
Nearest car park170m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Queen's Market Car Park
257m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
750m

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 AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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 yield853.1 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

6 min walk

67%

Recommend GP

67%

Overall GP experience

10

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 989 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

298

Parks (1km)

84

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

10

Convenience

Nearest supermarketLidl · 438 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)

330m

Post office

Nearby shops

Korsar137 m
G J's Food & Wine203 m
Aunties Bakery273 m
Bava294 m

Nearby cafes

Lounge 488203 m
Bad Boyz Diner229 m
Italian Pizza & Cafe329 m
De Cafe Lounge404 m

Nearby restaurants

Lola Sisay154 m
Charcoal Grill And Chill201 m
Pizza Klub202 m
Shanghai235 m

Nearby pubs

The Queens282 m
The Boleyn349 m
The Lord Stanley492 m
South West Ham Labour Club995 m

Nearby gyms

UK Fitness Club363 m
The Compound412 m
Upton Town Snooker & American Pool478 m
Newham Boys Amateur Boxing Club583 m

Nearby pharmacies

Daystar Pharmacy705 m
Britannia Pharmacy819 m
Newmans Pharmacy838 m
Plashet Pharmacy908 m

Nearby health

Upton Park Dentalcare385 m
Grove Dental Practice592 m
Essex Lodge Surgery703 m
mydentist791 m
Food hygiene (5-star)22% of 272

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BODYWORKS MASTER LTD
BOZHIDAR 83. LTD
IZAARU LTD
MALIK CAR LIMITED
ROYAK AK LTD

+1 more

Investment

Investment grade, yield and market outlook

54

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 score30/100
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

4/100

Velocity score

Future outlook

62.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,103m
Crossrail 2 route7,759m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,005 nationally

1,650

Est. population

19,344/km²

52%

Employed

33%

Degree educated

£34,400

Median income

9.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

29%
27%
22%
14%
Under 1829%
18–3427%
35–4922%
50–6414%
65+9%

Tenure

15%
17%
29%
38%
Own outright15%
Own (mortgage)17%
Private rent29%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

60%
15%
White British9%
White Other10%
Asian60%
Black15%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household49%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent38%
Private rent29%

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)
40
Planning apps (3 years)
20
Local approval rate
90%
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)
1008
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
750, 758, Barking Road, Plaistow, E13 9PJ38 homes
completed
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 homes
completed
LAND ADJACENT, 36, LAND ADJACENT, 36, PRAGEL STREET, E13 9EF28 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 9BT

Full postcodeE13 9BT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.532162
Longitude0.033853
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