Plaistow North · Newham · West Ham and Beckton constituency · 51.53422, 0.03298

E13 9JB— Plaistow North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 63/100Yield 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
63
Environment
69
Investment
78

The bottom line

E13 9JB 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.

Check your dealbreakers

Toggle the things that matter to you — see how E13 9JB 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 9JB meets your needs.

Location

E13 9JB

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 9JB

🛡️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 9JB with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E13 9JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Upton Cross Primary School

Good · Inspected Feb 2020 · 3 min walk

KS2: 104.2

—

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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 6 min walk

11 primaries · 3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +125% above London average

Property

Prices, sales volume and market trends

Avg floor area63.2 m²

EPC breakdown

C
9%
D
5%
E
3%

Based on 17 properties · Confidence: medium

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£158,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

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
Upton Park Underground StationDistrict line
1.7 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
3 min walk
Plaistow Underground StationHammersmith & City · District
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
17 min walk
Forest Gate Rail StationElizabeth line
22 min walk
Forest GateNational Rail
22 min walk
No bus stops within 400m

59

Walkability score

80

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

6

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)177
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Queen's Market Car Park
119m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
526m

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: 7.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 34%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 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

LUCAS AVENUE PRACTICE

1A LUCAS AVENUE, PLAISTOW, E13 0QP

3 min walk

67%

Recommend GP

67%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.2 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

344

Parks (1km)

84

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

9

Convenience

Nearest supermarketLidl · 244 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)

547m

Post office

Nearby shops

NMS Retail123 m
New Corner Halal Meat184 m
Humza Halal Meat206 m
Valencia207 m

Nearby cafes

Bad Boyz Diner272 m
Euro Coffee London282 m
Lounge 488313 m
Sabrin's318 m

Nearby restaurants

Queen Fish N Chips184 m
Al-Tabaq207 m
Papa's Chicken208 m
Subway222 m

Nearby pubs

The Queens179 m
The Lord Stanley523 m
The Boleyn546 m
The Black Lion827 m

Nearby gyms

Upton Town Snooker & American Pool276 m
Gym Spot419 m
The Compound517 m
Newham Boys Amateur Boxing Club537 m

Nearby pharmacies

Daystar Pharmacy780 m
Plashet Pharmacy794 m
Akro Pharmacy996 m
Britannia Pharmacy1.0 km

Nearby health

Upton Park Dentalcare191 m
Grove Dental Practice389 m
Green Street Dental Practice570 m
Essex Lodge Surgery864 m
Food hygiene (5-star)21% of 271

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

INTERACTIVE ICT LIMITED
YOUR PICKIN' LIST 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 score31/100
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

50.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,274m
Crossrail 2 route7,656m

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)
38
Planning apps (3 years)
20
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)
1078
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
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
386-388, 386-388, Green Street, Plaistow, E13 9AP13 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

Live in E13 9JB? 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 9JB.
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 9JB

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

No spam. Unsubscribe anytime.

Key facts for E13 9JB

Full postcodeE13 9JB
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.534218
Longitude0.032978
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