Plaistow South · Newham · West Ham and Beckton constituency · 51.52685, 0.03294

E13 9LJ— Plaistow South, Newham

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

The family fortress

 

Schools 100%Safety 88/100Transport 40/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
88
Schools
90
Transport
40
Environment
70
Investment
58

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 9LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.9% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for E13 9LJ

🛡️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 9LJ 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 · 8 min walk

P8: +0.76A8: 55.5

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.1 incidents per 1,000 residents

Better than 84% of London
→ Stable

-74% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Vehicle crime21%
Anti-social behaviour17%
Burglary6%
Theft4%
Drug offences2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 647m

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,993/m²
Price per ft²£464/ft²
Avg floor area75.8 m²

EPC breakdown

C
7%
D
27%
E
2%
F
1%

Based on 37 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,500
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 (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.9%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.6%

per year

Acceleration

+12.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 58 sales

Property Type Mix

Total: 58 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£95k+80%2.8
Post-dot-com plateau2001–2004£107k£184k+72.1%4.5
Pre-crash peak2005–2007£181k£230k+27.1%3
GFC & correction2008–2012£208k£198k-4.8%1
Help-to-Buy recovery2013–2016£192k£330k+71.9%2
Brexit uncertainty2018–2018£393k£393k+0%2
Pandemic surge2020–2021£312k£375k+20.2%2
Current market2024–2026£433k£365k-15.6%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
6.5%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing2
Trend Position100

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
11.1 min walk
Forest Gate

Nearby stations

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

55

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

2.3 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

8

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)25
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock2.3 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
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 AONB27% green spaceTree canopy: 70%
More green space than 82% 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

NEWHAM PRIMARY CARE EXTENDED ACCESS

NEWHAM GENERAL HOSPITAL, E13 8SL

6 min walk

9

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 422 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

243

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

9

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (470 m)

Nearest supermarket148 m
6 tennis courts1 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)

466m

Post office

Nearby shops

Divine Foods136 m
Oho165 m
Costcutter168 m
Unique Super Store and Cargo184 m

Nearby cafes

Ali's Deli Cafe186 m
The Bellas208 m
Coffee Palace263 m
Bo-Bar422 m

Nearby restaurants

Spice Del Afrique125 m
The Pizza Box158 m
Eastern Delight168 m
Maxim's172 m

Nearby pubs

South West Ham Labour Club470 m
The Boleyn543 m
The Lord Stanley666 m
The Black Lion791 m

Nearby gyms

The Compound504 m
UK Fitness Club607 m
Newham Boys Amateur Boxing Club846 m
Newham Leisure Centre871 m

Nearby pharmacies

Britannia Pharmacy292 m
Newmans Pharmacy340 m
Rowlands Pharmacy427 m
Daystar Pharmacy650 m

Nearby health

mydentist291 m
East London Dental Care333 m
Essex Lodge Surgery382 m
Rainbow Ward422 m
Food hygiene (5-star)43% of 101

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

EVER CLEAN GROUP LTD
HOMES FIXIT LTD
MODHU LANKA LTD
SMALLSCATERING LIMITED
SPARKLE GREEN LTD

+1 more

Investment

Investment grade, yield and market outlook

58

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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,555m
Crossrail 2 route7,838m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,855 nationally

2,034

Est. population

30,000/km²

64%

Employed

42%

Degree educated

£39,100

Median income

6.8%

Claimant rate

Inner cityVery high densityEstablished mixed

38

Community stability

Age profile

28%
24%
26%
15%
Under 1828%
18–3424%
35–4926%
50–6415%
65+7%

Tenure

17%
31%
40%
Own outright17%
Own (mortgage)31%
Private rent40%
Social rent12%
Shared ownership1%

Ethnicity

19%
20%
35%
14%
White British19%
White Other20%
Asian35%
Black14%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine19%
No car household47%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent40%
Social rent12%

vs. London

Income vs London-6.9%

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)
34
Planning apps (3 years)
17
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)
165
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 Lodge, Greengate Lodge, Cave Street, Plaistow, E13 9DX42 homes
completed
750, 758, Barking Road, Plaistow, E13 9PJ38 homes
completed
Garage 1 To 43 Opposite 16 To 26, New City Road, Plaistow28 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 9LJ

Full postcodeE13 9LJ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.526854
Longitude0.032938
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