Plaistow North · Newham · West Ham and Beckton constituency · 51.52777, 0.03093

E13 9EA— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 41/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
80
Schools
60
Transport
41
Environment
71
Investment
69

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 9EA

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+7.0% vs London avg

Deep-dive guides for E13 9EA

🛡️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 9EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Southern Road Primary School

Not yet inspected · 4 min walk

KS2: 110.0

—

Secondary

Lister Community School

Not yet inspected · 7 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 15 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.3 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other29%
Anti-social behaviour18%
Vehicle crime18%
Violence & sexual offences16%
Theft7%
Robbery6%
Drug offences4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 756m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area71.4 m²

EPC breakdown

C
4%
D
19%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Terraced 97%Flat 3%

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£178,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+10%

Total change

+796%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.1%

per year

Acceleration

+50.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Terraced96.8%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£53k£74k+40.1%1.7
Post-dot-com plateau2001–2004£120k£202k+68.3%2.8
Pre-crash peak2005–2007£176k£249k+41.9%2.3
GFC & correction2011–2012£140k£160k+14.3%1
Help-to-Buy recovery2013–2015£215k£265k+23.3%1
Brexit uncertainty2018–2018£345k£345k+0%1
Pandemic surge2020–2021£327k£475k+45.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
7.5%
District
8.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
10.3 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
11 min walk
Plaistow Underground StationHammersmith & City · District
13 min walk
West Ham Underground StationJubilee · District
22 min walk
West Ham DLR StationDLR
23 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
No bus stops within 400m

57

Walkability score

105

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

12

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)56
Nearest car park198m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Queen's Market Car Park
783m

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: 7.3 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

GREENGATE MEDICAL CENTRE

497 BARKING ROAD, PLAISTOW, E13 8PS

5 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalRainbow Ward · 574 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

298

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

14

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (467 m)

Nearest supermarket115 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)

507m

Post office

Nearby shops

Costcutter98 m
Divine Foods101 m
Unique Super Store and Cargo121 m
Al-Modina Grocery126 m

Nearby cafes

Ali's Deli Cafe158 m
The Bellas186 m
Coffee Palace250 m
Bo-Bar487 m

Nearby restaurants

Spice Del Afrique91 m
The Pizza Box127 m
Dixy Chicken131 m
Favourite Pizza136 m

Nearby pubs

South West Ham Labour Club467 m
The Lord Stanley501 m
The Boleyn585 m
The Black Lion621 m

Nearby gyms

The Compound343 m
UK Fitness Club646 m
Newham Boys Amateur Boxing Club682 m
Upton Town Snooker & American Pool999 m

Nearby pharmacies

Britannia Pharmacy290 m
Newmans Pharmacy311 m
Daystar Pharmacy480 m
Rowlands Pharmacy575 m

Nearby health

Essex Lodge Surgery247 m
mydentist263 m
East London Dental Care287 m
Rainbow Ward574 m
Food hygiene (5-star)42% of 96

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALL-RANGE RETAIL LTD
BARRHAM MEDICAL SERVICES LTD
MITAREN LTD
SUMALIK MUSIC&ARTS ENTERTAINMENT COMPANY LTD
T&E ENTERPRISES LTD

Investment

Investment grade, yield and market outlook

69

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 score18/100
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

34.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,577m
Crossrail 2 route7,676m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,308 nationally

1,645

Est. population

24,144/km²

63%

Employed

41%

Degree educated

£34,400

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

28%
26%
24%
16%
Under 1828%
18–3426%
35–4924%
50–6416%
65+7%

Tenure

15%
22%
38%
20%
Own outright15%
Own (mortgage)22%
Private rent38%
Social rent20%
Shared ownership5%

Ethnicity

13%
18%
36%
24%
White British13%
White Other18%
Asian36%
Black24%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household51%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent21%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
17
Local approval rate
88%
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)
86
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ169 homes
completed
FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E1380 homes
completed
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
Greengate Lodge, Greengate Lodge, Cave Street, Plaistow, E13 9DX42 homes
completed
Garage 1 To 43 Opposite 16 To 26, New City Road, Plaistow28 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 9EA

Full postcodeE13 9EA
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.527770
Longitude0.030932
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
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