Plaistow South · Newham · West Ham and Beckton constituency · 51.52620, 0.03037

E13 9NZ— Plaistow South, Newham

Location and area intelligence for E13 9NZ, 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
90
Transport
53
Environment
70
Investment
65

The bottom line

E13 9NZ offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E13 9NZ

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 9NZ

🛡️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 9NZ 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 18 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 592m

Crime is +100% above London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

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£160,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2010 · CAGR

+-3.2%

Total change

-17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£100k£100k+0%1
GFC & correction2010–2010£83k£83k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
10.2 min walk
Forest Gate

Nearby stations

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

58

Walkability score

99

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 park62m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 7.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 55%
More green space than 82% 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 452 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

279

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

14

Convenience

Nearest supermarket68 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)

643m

Post office

Nearby shops

Magazin Romanesc37 m
Nisa Local45 m
Greengate Inn Stores45 m
Oho45 m

Nearby cafes

The Bellas16 m
Ali's Deli Cafe22 m
Coffee Palace76 m
Bo-Bar310 m

Nearby restaurants

Ebute Metta28 m
Maxim's36 m
Eastern Delight41 m
Papa's Chicken42 m

Nearby pubs

South West Ham Labour Club296 m
The Lord Stanley636 m
The Black Lion686 m
The Abbey Arms699 m

Nearby gyms

The Compound492 m
UK Fitness Club784 m
Newham Boys Amateur Boxing Club817 m
Newham Leisure Centre860 m

Nearby pharmacies

Britannia Pharmacy114 m
Newmans Pharmacy151 m
Rowlands Pharmacy453 m
Daystar Pharmacy545 m

Nearby health

mydentist100 m
East London Dental Care140 m
Essex Lodge Surgery233 m
A&E Department452 m
Food hygiene (5-star)45% of 97

Business

Local businesses registered here

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

High street

A

High street health

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 route7,405m
Crossrail 2 route7,688m

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)
27
Planning apps (3 years)
19
Local approval rate
85%
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)

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 9NZ

Full postcodeE13 9NZ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.526197
Longitude0.030372
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