Plaistow South · Newham · West Ham and Beckton constituency · 51.52433, 0.03358

E13 9NJ— Plaistow South, Newham

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

The family fortress

 

Schools 100%Safety 88/100Transport 54/100Yield 4.63%

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
88
Schools
95
Transport
54
Environment
69
Investment
55

The bottom line

E13 9NJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £415,000 median — a strong choice for Families.

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Location

E13 9NJ

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-20.2% vs London avg
vs London income-6.9% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for E13 9NJ

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

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

“The family fortress”

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How E13 9NJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Tollgate Primary School

Outstanding · Inspected Dec 2022 · 6 min walk

KS2: 112.2

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 5 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 14 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 374m

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.

£415,000

Median sale price

20% below London median

£415,000 is 20% below the London median (£520,000)

+1.2%

This year

Terraced

Dominant type

Price history

5-year change
+12.0%
Sales (24 months)5
New build0.0%
Avg terraced£415,000
Price per m²£5,812/m²
Price per ft²£540/ft²
Avg floor area70.4 m²

EPC breakdown

C
8%
D
42%
E
7%
F
1%
G
1%

Based on 59 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

Stamp duty

Standard buyer£8,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,700

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

10.6×

Price-to-income

£2,076/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,000
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

+7.2%

Total change

+648%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-3.91

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 91 sales

Property Type Mix

Total: 91 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£76k+36.9%4
Post-dot-com plateau2001–2004£97k£177k+81.5%4.2
Pre-crash peak2005–2007£200k£230k+15%5.3
GFC & correction2008–2012£188k£177k-6.1%1.5
Help-to-Buy recovery2013–2015£233k£328k+40.9%3.3
Brexit uncertainty2017–2019£380k£338k-11.1%3
Pandemic surge2020–2021£373k£371k-0.5%2.5
Rate-rise correction2022–2023£500k£370k-26%2
Current market2024–2026£390k£415k+6.4%2.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.4%
District
7.3%

CAGR over 28yr 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 Velocity40
Sales Volume75
Seasonal Timing0
Trend Position75

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
9 min walk
Silvertown & City Airport

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
15 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
Prince Regent DLR StationDLR
21 min walk
Custom House Rail StationElizabeth line
21 min walk
Custom House (for ExCel) DLR StationDLR
21 min walk
No bus stops within 400m

43

Walkability score

68

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

5

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)220
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download440 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% 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: 52%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

2 min walk

10

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 154 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

163

Parks (1km)

21

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (393 m)

Nearest supermarket329 m
5 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)

688m

Post office

Nearby shops

P&H Mini Market214 m
Best Food & Drinks297 m
Union Groceries306 m
Magazin Romanesc320 m

Nearby cafes

Bo-Bar244 m
Coffee Palace309 m
The Bellas314 m
Ali's Deli Cafe320 m

Nearby restaurants

Spice242 m
The Bank of Fried Chicken252 m
Georges Fish Bar270 m
Munch Point290 m

Nearby pubs

South West Ham Labour Club393 m
The Boleyn756 m
The Lord Stanley922 m
The Queens1.1 km

Nearby gyms

Newham Leisure Centre588 m
The Compound767 m
UK Fitness Club818 m

Nearby pharmacies

Rowlands Pharmacy152 m
Britannia Pharmacy300 m
Newmans Pharmacy360 m
Daystar Pharmacy849 m

Nearby health

Rainbow Ward154 m
A&E Department160 m
Neonatal Unit, L1 Z2267 m
mydentist338 m
Food hygiene (5-star)43% of 87

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

AMFRAN LTD
COUNTRYWIDE SECURITY SOLUTIONS SERVICES LTD
HRIS&M LIMITED
ISH DECOR LTD
M BUILD SOLUTION LTD

+6 more

Investment

Investment grade, yield and market outlook

55

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
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

57.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,330m
Crossrail 2 route7,962m

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-20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
15
Local approval rate
89%
Borough approval rate
76%
Historic landfill (400m)
1
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)
87
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
83-87, 83-87, Prince Regent Lane, Plaistow, E13 8RP32 homes
completed
Garage 1 To 43 Opposite 16 To 26, New City Road, Plaistow28 homes
completed
3, 3, Pragel Street, Plaistow, E13 9HB21 homes
completed
71-77, 71-77, PRINCE REGENT LANE, E1313 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 (£415,000)

£8,250

Standard buyer

£0

First-time buyer

Save £8,250

Affordability check — your annual salary

£

Deposit

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

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Key facts for E13 9NJ

Full postcodeE13 9NJ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.524334
Longitude0.033576
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