Plaistow North · Newham · West Ham and Beckton constituency · 51.52738, 0.02929

E13 9HD— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 61/100Yield 5.02%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
67
Safety
77
Schools
60
Transport
61
Environment
72
Investment
76

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E13 9HD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E13 9HD meets your needs.

Location

E13 9HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E13 9HD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E13 9HD with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E13 9HD 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

Edith Kerrison Nursery School

Not inspected · 17 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.5 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour18%
Vehicle crime12%
Drug offences7%
Theft6%
Robbery4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 739m

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area159.2 m²

EPC breakdown

C
2%
D
2%
E
2%

Based on 6 properties · Confidence: low

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£398,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
11.6 min walk
Forest Gate

Nearby stations

Plaistow Underground StationHammersmith & City · District
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
West Ham Underground StationJubilee · District
21 min walk
West Ham DLR StationDLR
22 min walk
Abbey Road DLR StationDLR
23 min walk
No bus stops within 400m

58

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria52 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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

10

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)56
Nearest car park127m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 7.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 34%
More green space than 89% 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

ESSEX LODGE

GREENGATE STREET, PLAISTOW, E13 0AS

2 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 603 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

331

Parks (1km)

24

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

14

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (386 m)

Nearest supermarket127 m
5 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)

628m

Post office

Nearby shops

Boi Gordo87 m
Unique Super Store and Cargo98 m
Costcutter99 m
Al-Modina Grocery99 m

Nearby cafes

Ali's Deli Cafe132 m
The Bellas146 m
Coffee Palace192 m
Bo-Bar448 m

Nearby restaurants

Dixy Chicken99 m
Favourite Pizza100 m
The Pizza Box127 m
Eastern Delight128 m

Nearby pubs

South West Ham Labour Club386 m
The Lord Stanley487 m
The Black Lion545 m
Victoria Tavern698 m

Nearby gyms

The Compound348 m
Newham Boys Amateur Boxing Club667 m
UK Fitness Club766 m
The Gym819 m

Nearby pharmacies

Newmans Pharmacy228 m
Britannia Pharmacy230 m
Daystar Pharmacy403 m
Rowlands Pharmacy602 m

Nearby health

Essex Lodge Surgery127 m
mydentist190 m
East London Dental Care197 m
A&E Department603 m
Food hygiene (5-star)39% of 88

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

76

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

41

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,484m
Crossrail 2 route7,578m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,665 nationally

1,895

Est. population

28,046/km²

62%

Employed

38%

Degree educated

£35,300

Median income

9.1%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

28%
29%
22%
14%
Under 1828%
18–3429%
35–4922%
50–6414%
65+7%

Tenure

15%
40%
31%
Own outright10%
Own (mortgage)15%
Private rent40%
Social rent32%
Shared ownership3%
Rent free1%

Ethnicity

13%
19%
35%
17%
White British13%
White Other19%
Asian35%
Black17%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household50%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
17
Local approval rate
87%
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)
47
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
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 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

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

Live in E13 9HD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E13 9HD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E13 9HD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E13 9HD

Full postcodeE13 9HD
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.527376
Longitude0.029285
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