The bottom line
E13 9DE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.
Check your dealbreakers
Toggle the things that matter to you — see how E13 9DE scores on each.
Toggle a question above to see how E13 9DE meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E13 9DE
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The practical family move”
How E13 9DE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Southern Road Primary School
Not yet inspected · 3 min walk
KS2: 110.0
Secondary
Lister Community School
Not yet inspected · 5 min walk
100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km
Childcare
Childcare
St Stephen's Nursery School
Not inspected · 12 min walk
10 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
94.0 incidents per 1,000 residents
+4% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Plaistow Fire Station · 1.0km
Crime is +45% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 43 properties · Confidence: high
LHA rates — Outer East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2018–2021 · CAGR
+34.1%
Total change
+141%
Market Activity
Price Velocity & Acceleration
Current Velocity
+141.4%
per year
Acceleration
+0.00
change in velocity
Market State
Strong growth
Price Distribution
P25: £125k–£150k · P75: £350k–£400k · 2 sales
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2018–2018 | £148k | £148k | +0% | 1 |
| Pandemic surge | 2021–2021 | £356k | £356k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
44
Walkability score
53
Footpaths (500m)
0
Santander docks (800m)
2.3 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
10
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
11%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ESSEX LODGE
GREENGATE STREET, PLAISTOW, E13 0AS
6 min walk
72%
Recommend GP
72%
Overall GP experience
14
GPs within 1km
7
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
313
Parks (1km)
32
Restaurants (800m)
12
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
2
Gyms (1km)
5
Sports (1km)
2
Convenience
No pubs within 400m — nearest: The Boleyn (399 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
334m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
69
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
41.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 6,323 nationally
1,447
Est. population
30,000/km²
62%
Employed
40%
Degree educated
£34,400
Median income
9.0%
Claimant rate
33
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in E13 9DE? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Newham with nearby boroughs: