Deep-dive guides for E13 9JB
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At a glance
- 📍E13 9JB is in Plaistow North, Newham — one of London's best-connected postcodes (PTAL 5).
- 🏠Crime is 92% below the London average.
- 👤Best for: Families, Commuters, Investors, Young professionals
Property
Prices, sales volume and market trends
Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 19 properties · Confidence: medium
LHA rates — Outer East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Investment
Rental yield, rent and gentrification
76
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
Price growth potential
Development pressure
New supply risk
Safety
17 AprCrime rates and local incidents
LOW CRIME
5.3 incidents per 1,000 residents
-90% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 192% below London average
Transport
1 MayPublic transport accessibility and links
PTAL 5
Very Good
Nearby stations
84
Walkability score
80
Footpaths (500m)
0
Santander docks (800m)
2.6 km
Nearest cycle dock
Central London commute times
38 min
London Bridge
61 min
Victoria
42 min
Waterloo
32 min
Canary Wharf ★
37 min
City
Source: TfL Journey Planner (sector-level)
Location
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Upton Cross Primary School
Good · 3 min walk
KS2: 104.2
Secondary
Lister Community School
Not yet inspected · 6 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
St Stephen's Nursery School
Not inspected · 6 min walk
11 primaries · 3 secondaries · 1 childcare — within 1km
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
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)
Demographics
22 AprPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,633 nationally
1,980
Est. population
26,087/km²
49%
Employed
33%
Degree educated
£34,400
Median income
8.4%
Claimant rate
31
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Politics
Local councillors and MP
Councillors
Amenities
Shops, restaurants, parks and more
344
Parks (1km)
84
Restaurants (800m)
24
Cafes (800m)
1
Pubs (400m)
1
Pharmacies (800m)
5
Gyms (1km)
6
Sports (1km)
9
Convenience
0
Libraries (1km)
0
Cinemas (2km)
547m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
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