Plaistow South · Newham · West Ham and Beckton constituency · 51.52609, 0.02998

E13 9JU— Plaistow South, Newham

Location and area intelligence for E13 9JU, Plaistow South, Newham

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 53/100Yield 5.02%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
64
Schools
60
Transport
53
Environment
70
Investment
65

The bottom line

E13 9JU offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E13 9JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+100.0% vs London avg

Deep-dive guides for E13 9JU

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

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“High-connectivity investment target”

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How E13 9JU 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 · 6 min walk

KS2: 110.0

—

Secondary

Lister Community School

Not yet inspected · 9 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 15 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

129.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 28500.0%

+44% vs borough

Crime by type

Other36%
Violence & sexual offences29%
Anti-social behaviour13%
Vehicle crime8%
Theft6%
Robbery4%
Drug offences3%
Burglary2%

Road safety

75

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

8

Serious within 200m

HIGH pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Plaistow Fire Station · 588m

Crime is +100% above London average

Property

Prices, sales volume and market trends

Avg floor area61.9 m²

EPC breakdown

C
11%
D
14%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 6%Terraced 71%Flat 24%

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£154,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+4.7%

Total change

+249%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-19.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced68.8%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£63k£97k+53.6%1.8
Post-dot-com plateau2001–2004£57k£140k+145.6%2
Pre-crash peak2006–2006£200k£200k+0%1
GFC & correction2010–2010£230k£230k+0%1
Rate-rise correction2022–2022£220k£220k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
12.6%
District
13.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
10 min walk
Forest Gate

Nearby stations

Plaistow Underground StationHammersmith & City · District
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
14 min walk
West Ham Underground StationJubilee · District
22 min walk
West Ham DLR StationDLR
22 min walk
Custom House Rail StationElizabeth line
23 min walk
No bus stops within 400m

58

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria55 min ↑
Waterloo49 min ↑
Canary Wharf ★36 min
City43 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)

13

EV chargers (800m)

Total spaces (800m)56
Nearest car park39m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

48%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed290 Mbps
Median download288 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
NoiseHIGH
road
Noisier 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 AONB28% green spaceTree canopy: 40%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

GREENGATE MEDICAL CENTRE

497 BARKING ROAD, PLAISTOW, E13 8PS

2 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 460 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

293

Parks (1km)

23

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

14

Convenience

Nearest supermarket93 m
5 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)

671m

Post office

Nearby shops

Magazin Romanesc7 m
Nisa Local36 m
Greengate Inn Stores43 m
Union Groceries55 m

Nearby cafes

The Bellas15 m
Ali's Deli Cafe44 m
Coffee Palace51 m
Bo-Bar299 m

Nearby restaurants

Ebute Metta3 m
Papa's Chicken12 m
Maxim's60 m
Munch63 m

Nearby pubs

South West Ham Labour Club271 m
The Lord Stanley638 m
The Abbey Arms670 m
The Black Lion674 m

Nearby gyms

The Compound498 m
UK Fitness Club813 m
Newham Boys Amateur Boxing Club817 m
Newham Leisure Centre861 m

Nearby pharmacies

Britannia Pharmacy92 m
Newmans Pharmacy122 m
Rowlands Pharmacy463 m
Daystar Pharmacy534 m

Nearby health

mydentist71 m
East London Dental Care110 m
Essex Lodge Surgery217 m
A&E Department460 m
Food hygiene (5-star)44% of 95

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ACEYOUCONSULTING LTD
ALDGATE ELECTRICAL & BUILDING MAINTENANCE LTD
CITY HIVE (UK) LTD
CONNECTING COMMUNITIES TRUST
DELIGHT BABA LIMITED

+15 more

Investment

Investment grade, yield and market outlook

65

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,381m
Crossrail 2 route7,665m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,605 nationally

2,201

Est. population

6,688/km²

54%

Employed

30%

Degree educated

£39,100

Median income

11.1%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

40

Community stability

Age profile

29%
23%
22%
18%
Under 1829%
18–3423%
35–4922%
50–6418%
65+8%

Tenure

16%
20%
24%
38%
Own outright16%
Own (mortgage)20%
Private rent24%
Social rent38%
Shared ownership1%
Rent free1%

Ethnicity

21%
14%
34%
22%
White British21%
White Other14%
Asian34%
Black22%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household47%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent38%
Private rent24%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
20
Local approval rate
86%
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)
88
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E1380 homes
completed
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 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
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.4%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Neil James WilsonLabour and Co-operative Party
Jane LofthouseLabour and Co-operative Party
Carleene Lee-PhakoeLabour and Co-operative Party

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Key facts for E13 9JU

Full postcodeE13 9JU
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.526087
Longitude0.029978
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