Plaistow North · Newham · West Ham and Beckton constituency · 51.53054, 0.03532

E13 9EN— Plaistow North, Newham

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

The practical family move

 

Schools 100%Safety 80/100Transport 53/100Yield 6.51%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
80
Schools
90
Transport
53
Environment
66
Investment
62

The bottom line

E13 9EN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £295,000 median — 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 9EN

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 avg price-43.3% vs London avg
vs London income-6.9% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for E13 9EN

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

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“The practical family move”

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How E13 9EN 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 · 4 min walk

KS2: 107.7

—

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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.5 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour20%
Other20%
Vehicle crime16%
Theft8%
Drug offences3%
Robbery3%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£295,000

Median sale price

Bottom 25% — 43% below London median

£295,000 is 43% below the London median (£520,000)

-3.6%

This year

Flat

Dominant type

Price history

5-year change
-22.4%
Sales (24 months)5
New build0.0%
Avg flat£295,000
Price per m²£5,750/m²
Price per ft²£534/ft²
Avg floor area56.4 m²

EPC breakdown

B
1%
C
58%
D
23%
E
5%

Based on 87 properties · Confidence: high

Street mix

Terraced 28%Flat 70%Other 1%

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

Stamp duty

Standard buyer£2,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.5×

Price-to-income

£1,476/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£141,000
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)
Roof(another dwelling above)
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

1997–2026 · CAGR

+5.6%

Total change

+382%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.2%

per year

Acceleration

-8.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 70 sales

Property Type Mix

Total: 70 sales

Terraced27.1%
Flat/maisonette72.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£55k£58k+4.7%1
Post-dot-com plateau2001–2003£109k£170k+56%8.3
Pre-crash peak2005–2007£150k£125k-16.7%5
GFC & correction2009–2012£195k£153k-21.4%1.5
Help-to-Buy recovery2013–2016£85k£245k+188.2%3
Pandemic surge2020–2021£258k£380k+47.6%1.5
Rate-rise correction2022–2023£452k£455k+0.7%1
Current market2024–2026£300k£265k-11.7%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+1.5% α
Local
16.1%
District
14.6%
Flat/maisonette+0.5% α
Local
5.3%
District
4.8%

CAGR over 5yr 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 4

Good

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

Nearby stations

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

42

Walkability score

38

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

6

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)25
Nearest car park351m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Queen's Market Car Park
433m

Connectivity

Broadband and mobile coverage

99%

Full fibre

52%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed370 Mbps
Median download381 Mbps
Superfast coverage99%
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 AONB14% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

10 min walk

73%

Recommend GP

73%

Overall GP experience

11

GPs within 1km

6

Dentists within 1km

Nearest hospitalRainbow Ward · 806 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

229

Parks (1km)

76

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

9

Convenience

Nearest supermarketLidl · 612 m
1 tennis courts1 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)

143m

Post office

Nearby shops

Bava89 m
Kam's137 m
Nandanam Convenience Store162 m
Korsar185 m

Nearby cafes

Italian Pizza & Cafe160 m
De Cafe Lounge241 m
Lounge 488248 m
Bad Boyz Diner318 m

Nearby restaurants

The Best Turkish Kebab House112 m
Oriental Kitchen132 m
Lola Sisay193 m
Top Favourite235 m

Nearby pubs

The Boleyn194 m
The Queens437 m
The Lord Stanley597 m
South West Ham Labour Club889 m

Nearby gyms

UK Fitness Club239 m
The Compound469 m
Upton Town Snooker & American Pool655 m
Newham Boys Amateur Boxing Club728 m

Nearby pharmacies

Britannia Pharmacy707 m
Newmans Pharmacy739 m
Daystar Pharmacy751 m
Rowlands Pharmacy820 m

Nearby health

Upton Park Dentalcare562 m
Essex Lodge Surgery656 m
mydentist689 m
East London Dental Care718 m
Food hygiene (5-star)23% of 238

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AL-KAUSER FOUNDATION TRUST LTD
AR ELECTRICIANS LTD
CLASSIC GOLD LIMITED
DDDDDD LIMITED
KHAN PROPERTIES (INVESTMENT) LIMITED

+5 more

Investment

Investment grade, yield and market outlook

62

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

50.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,994m
Crossrail 2 route7,896m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,509 nationally

2,070

Est. population

28,594/km²

54%

Employed

33%

Degree educated

£39,100

Median income

10.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

28%
22%
23%
17%
Under 1828%
18–3422%
35–4923%
50–6417%
65+9%

Tenure

16%
20%
30%
32%
Own outright16%
Own (mortgage)20%
Private rent30%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

51%
20%
White British12%
White Other11%
Asian51%
Black20%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household52%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent33%
Private rent30%

vs. London

Income vs London-6.9%
Price vs London-43.3%

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)
31
Planning apps (3 years)
15
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)
1072
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)

West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ842 homes
completed
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£295,000)

£2,250

Standard buyer

£0

First-time buyer

Save £2,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E13 9EN

Full postcodeE13 9EN
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.530545
Longitude0.035323
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