Plaistow North · Newham · West Ham and Beckton constituency · 51.53347, 0.03433

E13 9HQ— Plaistow North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 62/100Yield 5.02%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
68
Schools
90
Transport
62
Environment
68
Investment
78

The bottom line

E13 9HQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E13 9HQ

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-18.1% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for E13 9HQ

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

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Postcode Personality

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

“High-connectivity investment target”

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How E13 9HQ 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 · 3 min walk

KS2: 107.7

—

Secondary

Lister Community School

Not yet inspected · 6 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+62% vs borough

Crime by type

Other22%
Violence & sexual offences21%
Theft15%
Anti-social behaviour13%
Vehicle crime11%
Drug offences9%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.4km

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area46.1 m²

EPC breakdown

C
5%
D
5%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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£115,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2021 · CAGR

+7.2%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-43.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£59k+18.4%1.5
Post-dot-com plateau2001–2004£71k£150k+111.9%1.8
Pre-crash peak2005–2007£147k£162k+10.6%1
GFC & correction2008–2009£143k£155k+8.4%1.5
Help-to-Buy recovery2014–2015£182k£176k-2.9%2
Pandemic surge2020–2021£250k£245k-2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
7.5%
District
8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
3 min walk
Plaistow Underground StationHammersmith & City · District
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
16 min walk
Woodgrange Park Rail StationSuffragette
24 min walk
Woodgrange ParkNational Rail
24 min walk
No bus stops within 400m

59

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.6 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

5

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)177
Nearest car park108m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Queen's Market Car Park
108m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
604m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 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: 7.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

273

Parks (1km)

84

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

9

Convenience

Nearest supermarketLidl · 289 m
1 tennis courts2 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)

428m

Post office

Nearby shops

Aunties Bakery145 m
G J's Food & Wine148 m
Halal Meat Market162 m
Humza Halal Meat173 m

Nearby cafes

Bad Boyz Diner159 m
Lounge 488189 m
Euro Coffee London314 m
Sabrin's360 m

Nearby restaurants

Shanghai144 m
Pizza Klub155 m
Charcoal Grill And Chill161 m
Al-Tabaq165 m

Nearby pubs

The Queens139 m
The Boleyn421 m
The Lord Stanley564 m

Nearby gyms

Upton Town Snooker & American Pool330 m
UK Fitness Club413 m
The Compound520 m
Gym Spot526 m

Nearby pharmacies

Plashet Pharmacy778 m
Daystar Pharmacy804 m
Shrewsbury Pharmacy & Clinic890 m
Britannia Pharmacy966 m

Nearby health

Upton Park Dentalcare236 m
Grove Dental Practice443 m
Green Street Dental Practice664 m
Essex Lodge Surgery839 m
Food hygiene (5-star)23% of 276

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALIN AM LIMITED
METS FOOD LTD
VIVI CLEANING LTD
ZMAC LONDON LTD

Investment

Investment grade, yield and market outlook

78

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 score30/100
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

50

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,246m
Crossrail 2 route7,763m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,633 nationally

1,980

Est. population

26,087/km²

49%

Employed

33%

Degree educated

£34,400

Median income

8.0%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

26%
25%
23%
14%
Under 1826%
18–3425%
35–4923%
50–6414%
65+13%

Tenure

14%
41%
32%
Own outright14%
Own (mortgage)13%
Private rent41%
Social rent32%
Shared ownership0%
Rent free0%

Ethnicity

69%
White British5%
White Other10%
Asian69%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household62%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent41%
Social rent32%

vs. London

Income vs London-18.1%

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)
39
Planning apps (3 years)
17
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)
1018
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)

Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ169 homes
completed
750, 758, Barking Road, Plaistow, E13 9PJ38 homes
completed
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 homes
completed
PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCE OF WALES PUBLIC HOUSE & LAND ADJ., 35, PRINCES TERRACE, E1316 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
James Asser (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Zulfiqar AliLabour
Joy LagudaLabour
Daniel Lee-PhakoeLabour

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Key facts for E13 9HQ

Full postcodeE13 9HQ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.533467
Longitude0.034329
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