Plaistow North · Newham · West Ham and Beckton constituency · 51.53061, 0.02937

E13 9JH— Plaistow North, Newham

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 82/100Transport 43/100Yield 5.02%
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Investment-grade — strong yield and growth signals

Area score
63
Safety
82
Schools
60
Transport
43
Environment
70
Investment
67

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Location

E13 9JH

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-10.0% vs London avg

Deep-dive guides for E13 9JH

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

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How E13 9JH 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 · 0 min walk

KS2: 110.0

—

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.8 incidents per 1,000 residents

Better than 55% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other18%
Vehicle crime16%
Drug offences8%
Theft5%
Burglary2%
Robbery1%

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 10% below London average

Property

Prices, sales volume and market trends

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

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

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
7.3 min walk
Forest Gate

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
8 min walk
Plaistow Underground StationHammersmith & City · District
10 min walk
West Ham Underground StationJubilee · District
21 min walk
West Ham DLR StationDLR
22 min walk
East Ham Underground StationDistrict · Hammersmith & City
22 min walk
No bus stops within 400m

43

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

2.2 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

10

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)46
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Queen's Market Car Park
560m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

13

GPs within 1km

7

Dentists within 1km

Nearest hospitalRainbow Ward · 904 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

410

Parks (1km)

29

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarket442 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)

549m

Post office

Nearby shops

Friendly Corner Shop106 m
Mass Food Centre318 m
E&S Food Centre327 m
Costcutter418 m

Nearby cafes

Rainbow Cafe165 m
Dudleys206 m
Applecart Arts Cafe420 m
Ali's Deli Cafe474 m

Nearby restaurants

Grill Feast288 m
Dixy Chicken288 m
Lobito House360 m
Moes Grill405 m

Nearby pubs

The Lord Stanley200 m
The Black Lion450 m
Victoria Tavern606 m
The Queens606 m

Nearby gyms

The Compound57 m
Newham Boys Amateur Boxing Club368 m
UK Fitness Club649 m
The Gym721 m

Nearby pharmacies

Daystar Pharmacy351 m
Newmans Pharmacy586 m
Britannia Pharmacy590 m
Rohpharm Pharmacy725 m

Nearby health

Essex Lodge Surgery396 m
mydentist550 m
East London Dental Care553 m
Upton Park Dentalcare664 m
Food hygiene (5-star)27% of 120

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

E

High street health

Investment

Investment grade, yield and market outlook

67

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

37.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,802m
Crossrail 2 route7,492m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,005 nationally

1,650

Est. population

19,344/km²

52%

Employed

33%

Degree educated

£34,400

Median income

9.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

29%
27%
22%
14%
Under 1829%
18–3427%
35–4922%
50–6414%
65+9%

Tenure

15%
17%
29%
38%
Own outright15%
Own (mortgage)17%
Private rent29%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

60%
15%
White British9%
White Other10%
Asian60%
Black15%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household49%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent38%
Private rent29%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
12
Local approval rate
91%
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)
148
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
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
Greengate Lodge, Greengate Lodge, Cave Street, Plaistow, E13 9DX42 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 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 9JH

Full postcodeE13 9JH
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.530612
Longitude0.029371
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