Plaistow North · Newham · West Ham and Beckton constituency · 51.53060, 0.02640

E13 9HP— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 43/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
77
Schools
90
Transport
43
Environment
71
Investment
58

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 9HP

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+31.0% vs London avg

Deep-dive guides for E13 9HP

🛡️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 9HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Plaistow Primary School

Good · Inspected Apr 2024 · 3 min walk

KS2: 106.1

—

Secondary

Lister Community School

Not yet inspected · 3 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.3 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour17%
Vehicle crime12%
Theft5%
Burglary5%
Robbery4%
Drug offences2%

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 · 1.1km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,416/m²
Price per ft²£503/ft²
Avg floor area78 m²

EPC breakdown

C
6%
D
21%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 8%Terraced 83%Flat 8%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,000
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)
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

1997–2026 · CAGR

+7.4%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

+3.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced82.8%
Flat/maisonette10.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£90k+63.8%1
Post-dot-com plateau2001–2004£99k£165k+66.4%2
Pre-crash peak2005–2007£175k£236k+34.7%1.5
GFC & correction2008–2012£210k£222k+5.7%1.2
Help-to-Buy recovery2014–2016£300k£371k+23.5%1.3
Brexit uncertainty2018–2019£350k£413k+17.9%1.5
Rate-rise correction2022–2023£580k£422k-27.2%1
Current market2025–2026£425k£441k+3.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
4.6%
District
3.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Plaistow Underground StationHammersmith & City line
7.5 min walk
Forest Gate

Nearby stations

Plaistow Underground StationHammersmith & City · District
8 min walk
Upton Park Underground StationDistrict · Hammersmith & City
10 min walk
West Ham Underground StationJubilee · District
19 min walk
West Ham DLR StationDLR
19 min walk
Abbey Road DLR StationDLR
20 min walk
No bus stops within 400m

45

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria52 min ↑
Waterloo51 min ↑
Canary Wharf ★38 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

12

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)80
Nearest car park187m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Queen's Market Car Park
713m

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: 7.0 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 64%
More green space than 84% 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

ESSEX LODGE

GREENGATE STREET, PLAISTOW, E13 0AS

4 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.0 km
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

545

Parks (1km)

30

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarket527 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

754m

Post office

Nearby shops

Friendly Corner Shop137 m
E&S Food Centre176 m
Mass Food Centre210 m
Balaam Food and Wine303 m

Nearby cafes

Dudleys99 m
Rainbow Cafe173 m
Applecart Arts Cafe397 m
Ali's Deli Cafe543 m

Nearby restaurants

Dixy Chicken142 m
Grill Feast145 m
Lobito House178 m
E13 Kebabish213 m

Nearby pubs

The Lord Stanley103 m
The Black Lion245 m
Victoria Tavern400 m
The Lamb631 m

Nearby gyms

The Compound151 m
Newham Boys Amateur Boxing Club262 m
The Gym515 m
Upton Town Snooker & American Pool871 m

Nearby pharmacies

Daystar Pharmacy172 m
Rohpharm Pharmacy520 m
Newmans Pharmacy603 m
Britannia Pharmacy628 m

Nearby health

Essex Lodge Surgery380 m
The Project Surgery489 m
East London Dental Care568 m
mydentist582 m
Food hygiene (5-star)31% of 107

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

INNOTEK LTD
LAUR INSULATION LTD
MAHIMOOD TECH SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

58

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
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,702m
Crossrail 2 route7,292m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,435 nationally

1,888

Est. population

22,075/km²

56%

Employed

38%

Degree educated

£34,400

Median income

8.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

25%
28%
23%
15%
Under 1825%
18–3428%
35–4923%
50–6415%
65+9%

Tenure

16%
20%
33%
30%
Own outright16%
Own (mortgage)20%
Private rent33%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

16%
44%
18%
White British16%
White Other13%
Asian44%
Black18%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine20%
No car household52%
Unemployed8%
No qualifications25%

Housing tenure (Census 2021)

Private rent33%
Social rent30%

vs. London

Income vs London-18.1%

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)
1
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
18
Local approval rate
97%
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)
82
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

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
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
90, 90, Greengate Street, Plaistow, E13 0AS22 homes
completed
HERBERT WILLIG HOUSE, HERBERT WILLIG HOUSE, HOLLYBUSH STREET, E1314 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 9HP

Full postcodeE13 9HP
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.530600
Longitude0.026401
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