Plaistow South · Newham · West Ham and Beckton constituency · 51.52706, 0.03213

E13 9LX— Plaistow South, Newham

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

The family fortress

 

Schools 100%Safety 88/100Transport 40/100Yield 5.91%

Best for: Families

Compare areas

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

Liveability
64
Safety
88
Schools
90
Transport
40
Environment
70
Investment
61

The bottom line

E13 9LX offers exceptional schools (100% Good/Outstanding) and low crime at £325,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E13 9LX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E13 9LX meets your needs.

Location

E13 9LX

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 avg price-37.5% vs London avg
vs London income-6.9% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for E13 9LX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E13 9LX with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E13 9LX 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 · 5 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's 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

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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 670m

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£325,000

Median sale price

Bottom 25% — 37% below London median

£325,000 is 37% below the London median (£520,000)

0.0%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)5
New build0.0%
Avg flat£325,000
Price per m²£4,765/m²
Price per ft²£443/ft²
Avg floor area69.3 m²

EPC breakdown

B
2%
C
39%
D
28%
E
8%
F
1%

Based on 78 properties · Confidence: high

Street mix

Flat 100%Other 1%

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

Stamp duty

Standard buyer£3,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.3×

Price-to-income

£1,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1999–2026 · CAGR

+5.9%

Total change

+365%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.4%

per year

Acceleration

+14.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 217 sales

Property Type Mix

Total: 217 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£77k£86k+11.6%43
Post-dot-com plateau2001–2004£125k£165k+32%10.8
Pre-crash peak2005–2007£157k£200k+27.1%8.7
GFC & correction2008–2012£216k£170k-21.3%2.5
Help-to-Buy recovery2013–2016£210k£336k+60%6.2
Brexit uncertainty2017–2019£338k£308k-8.9%4
Pandemic surge2020–2021£320k£317k-0.9%2.5
Rate-rise correction2022–2023£353k£290k-17.7%2
Current market2024–2026£283k£360k+27.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
5.9%
District
5.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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 min walk
Forest Gate

Nearby stations

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

58

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

2.2 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

10

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)56
Nearest car park205m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed110 Mbps
Median download169 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 AONB28% green spaceTree canopy: 70%
More green space than 83% 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

5 min walk

82%

Recommend GP

82%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

Nearest hospitalRainbow Ward · 465 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

256

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

11

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (446 m)

Nearest supermarket98 m
6 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)

489m

Post office

Nearby shops

Divine Foods83 m
Costcutter113 m
Oho118 m
Unique Super Store and Cargo132 m

Nearby cafes

Ali's Deli Cafe142 m
The Bellas169 m
Coffee Palace230 m
Bo-Bar423 m

Nearby restaurants

Spice Del Afrique69 m
The Pizza Box110 m
Eastern Delight122 m
Maxim's127 m

Nearby pubs

South West Ham Labour Club446 m
The Boleyn566 m
The Lord Stanley613 m
The Black Lion731 m

Nearby gyms

The Compound453 m
UK Fitness Club630 m
Newham Boys Amateur Boxing Club794 m
Newham Leisure Centre907 m

Nearby pharmacies

Britannia Pharmacy265 m
Newmans Pharmacy306 m
Rowlands Pharmacy468 m
Daystar Pharmacy589 m

Nearby health

mydentist255 m
East London Dental Care293 m
Essex Lodge Surgery324 m
Rainbow Ward465 m
Food hygiene (5-star)44% of 95

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HLDM LIMITED
JOHNIE CLAYTON LIMITED
TOWN ENERGY LIMITED

Investment

Investment grade, yield and market outlook

61

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,547m
Crossrail 2 route7,778m

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%
Price vs London-37.5%

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)
29
Planning apps (3 years)
16
Local approval rate
90%
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)
85
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£325,000)

£3,750

Standard buyer

£0

First-time buyer

Save £3,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E13 9LX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E13 9LX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

What else could £325k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E13 9LX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E13 9LX

Full postcodeE13 9LX
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.527057
Longitude0.032126
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