Plaistow South · Newham · West Ham and Beckton constituency · 51.52668, 0.03106

E13 9JX— Plaistow South, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 52/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
90
Transport
52
Environment
70
Investment
69

The bottom line

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

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Location

E13 9JX

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+7.0% vs London avg

Deep-dive guides for E13 9JX

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

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“The family fortress”

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How E13 9JX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Southern Road Primary School

Not yet inspected · 6 min walk

KS2: 110.0

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 9 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.3 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other29%
Anti-social behaviour18%
Vehicle crime18%
Violence & sexual offences16%
Theft7%
Robbery6%
Drug offences4%
Burglary2%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 635m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£147,500
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
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

2003–2012 · CAGR

+7.1%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.5%

per year

Acceleration

+70.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£116k£116k+0%3
Pre-crash peak2006–2007£220k£220k+0%1.5
GFC & correction2011–2012£153k£215k+40.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+16% alpha

Terraced+16% α
Local
23.8%
District
7.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11 min walk
Forest Gate

Nearby stations

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

58

Walkability score

96

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 park120m
Santander docks (800m)0
Nearest cycle dock2.1 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 61%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

Nearest hospitalRainbow Ward · 468 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

274

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

14

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (367 m)

Nearest supermarket18 m
5 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)

572m

Post office

Nearby shops

Divine Foods21 m
Oho33 m
Costcutter46 m
Unique Super Store and Cargo54 m

Nearby cafes

Ali's Deli Cafe57 m
The Bellas85 m
Coffee Palace148 m
Bo-Bar367 m

Nearby restaurants

The Pizza Box26 m
Spice Del Afrique32 m
Eastern Delight37 m
Maxim's42 m

Nearby pubs

South West Ham Labour Club367 m
The Lord Stanley609 m
The Boleyn650 m
The Black Lion690 m

Nearby gyms

The Compound456 m
UK Fitness Club713 m
Newham Boys Amateur Boxing Club790 m
Newham Leisure Centre890 m

Nearby pharmacies

Britannia Pharmacy185 m
Newmans Pharmacy222 m
Rowlands Pharmacy466 m
Daystar Pharmacy548 m

Nearby health

mydentist171 m
East London Dental Care208 m
Essex Lodge Surgery257 m
Rainbow Ward468 m
Food hygiene (5-star)44% of 93

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

A

High street health

Registered businesses

GSELECT 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 score17/100
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

40.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,475m
Crossrail 2 route7,718m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,308 nationally

1,645

Est. population

24,144/km²

63%

Employed

41%

Degree educated

£34,400

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

28%
26%
24%
16%
Under 1828%
18–3426%
35–4924%
50–6416%
65+7%

Tenure

15%
22%
38%
20%
Own outright15%
Own (mortgage)22%
Private rent38%
Social rent20%
Shared ownership5%

Ethnicity

13%
18%
36%
24%
White British13%
White Other18%
Asian36%
Black24%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household51%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent38%
Social rent21%

vs. London

Income vs London-18.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
16
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)
86
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
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 9JX

Full postcodeE13 9JX
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.526680
Longitude0.031056
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