Plaistow North · Newham · West Ham and Beckton constituency · 51.53257, 0.03120

E13 9JT— Plaistow North, Newham

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

The family fortress

 

Schools 100%Safety 82/100Transport 51/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
66
Safety
82
Schools
90
Transport
51
Environment
68
Investment
69

The bottom line

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

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Location

E13 9JT

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 9JT

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

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Postcode Personality

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

“The family fortress”

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How E13 9JT 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 · 2 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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

13 primaries · 2 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.3km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area45 m²

EPC breakdown

D
15%
E
19%

Based on 34 properties · Confidence: high

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£112,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (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 3

Moderate

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
5 min walk
Plaistow Underground StationHammersmith & City · District
12 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 min walk
West Ham Underground StationJubilee · District
24 min walk
Abbey Road DLR StationDLR
24 min walk
No bus stops within 400m

47

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

2.4 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

11

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)216
Nearest car park22m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Queen's Market Car Park
316m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
732m

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: 7.4 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 — 4.9 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

5 min walk

67%

Recommend GP

67%

Overall GP experience

11

GPs within 1km

9

Dentists within 1km

Nearest hospitalRainbow Ward · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

397

Parks (1km)

92

Restaurants (800m)

23

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lord Stanley (326 m)

Nearest supermarketLidl · 465 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

502m

Post office

Nearby shops

NMS Retail313 m
Korsar324 m
Friendly Corner Shop352 m
G J's Food & Wine364 m

Nearby cafes

Rainbow Cafe240 m
Applecart Arts Cafe328 m
Dudleys333 m
Lounge 488380 m

Nearby restaurants

Lola Sisay340 m
Pizza Klub366 m
Charcoal Grill And Chill368 m
Shanghai377 m

Nearby pubs

The Lord Stanley326 m
The Queens367 m
The Boleyn532 m
The Black Lion631 m

Nearby gyms

The Compound296 m
Newham Boys Amateur Boxing Club395 m
Upton Town Snooker & American Pool496 m
UK Fitness Club551 m

Nearby pharmacies

Daystar Pharmacy568 m
Britannia Pharmacy816 m
Newmans Pharmacy821 m
Rowlands Pharmacy1.1 km

Nearby health

Upton Park Dentalcare412 m
Grove Dental Practice608 m
Essex Lodge Surgery645 m
Green Street Dental Practice761 m
Food hygiene (5-star)21% of 274

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

BLANK TRAVELLERS LTD

Investment

Investment grade, yield and market outlook

69

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 score31/100
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

51.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,054m
Crossrail 2 route7,569m

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)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
20
Local approval rate
88%
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)
160
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
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
20, 20, SELSDON ROAD, E13 9BX30 homes
completed
LAND ADJACENT, 36, LAND ADJACENT, 36, PRAGEL STREET, E13 9EF28 homes
completed
3, 3, Pragel Street, Plaistow, E13 9HB21 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 9JT

Full postcodeE13 9JT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.532567
Longitude0.031203
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