Plaistow South · Newham · West Ham and Beckton constituency · 51.52996, 0.03661

E13 9PJ— Plaistow South, Newham

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

The practical family move

 

Schools 100%Safety 80/100Transport 49/100Yield 5.02%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
90
Transport
49
Environment
64
Investment
73

The bottom line

E13 9PJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E13 9PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for E13 9PJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E13 9PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Jan 2023 · 4 min walk

KS2: 107.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 11 min walk

P8: +0.59A8: 61.0

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 · 11 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

70.5 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour20%
Other20%
Vehicle crime16%
Theft8%
Drug offences3%
Robbery3%
Burglary3%

Road safety

92

Road safety score

8

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area41.1 m²

EPC breakdown

B
4%
C
76%
D
2%
E
2%
G
2%

Based on 86 properties · Confidence: high

Street mix

Semi 38%Terraced 25%Other 38%

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£102,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2022 · CAGR

+4%

Total change

+191%

Market Activity

Price Velocity & Acceleration

Current Velocity

+210.0%

per year

Acceleration

+152.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached60%
Terraced40%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£160k£89k-44.4%1
Post-dot-com plateau2001–2002£95k£150k+57.9%1
Rate-rise correction2022–2022£465k£465k+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
7.3 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
8 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
West Ham Underground StationJubilee · District
27 min walk
Woodgrange Park Rail StationSuffragette
28 min walk
No bus stops within 400m

41

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

2.6 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

6

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)25
Nearest car park461m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Queen's Market Car Park
514m

Connectivity

Broadband and mobile coverage

100%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed474 Mbps
Median download439 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 waterLOW
Low
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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 NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

10 min walk

11

GPs within 1km

5

Dentists within 1km

Nearest hospitalRainbow Ward · 748 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

191

Parks (1km)

58

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

14

Convenience

Nearest supermarketLidl · 687 m
1 tennis courts1 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)

46m

Post office

Nearby shops

Kam's40 m
Nandanam Convenience Store54 m
Bava67 m
Robi Halal Meat & Grocery110 m

Nearby cafes

Italian Pizza & Cafe83 m
De Cafe Lounge152 m
Banjos266 m
Lounge 488295 m

Nearby restaurants

The Best Turkish Kebab House9 m
Oriental Kitchen35 m
Top Favourite145 m
Lola Sisay254 m

Nearby pubs

The Boleyn122 m
The Queens508 m
The Lord Stanley698 m
South West Ham Labour Club894 m

Nearby gyms

UK Fitness Club183 m
The Compound561 m
Upton Town Snooker & American Pool730 m
Gym Spot947 m

Nearby pharmacies

Britannia Pharmacy713 m
Newmans Pharmacy752 m
Rowlands Pharmacy764 m
Plashet Pharmacy1.0 km

Nearby health

Upton Park Dentalcare640 m
The Azad Practice643 m
mydentist701 m
Essex Lodge Surgery702 m
Food hygiene (5-star)26% of 212

Business

Local businesses registered here

Active businesses
145
New (last 12 months)
17
Dissolved (last 12 months)
0
Industry diversity
77
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

7STAR TRADE LTD
ACESOFT SERVICES LIMITED
ACS GLOBAL EDUCATION LTD
AHMED TOURS & TRAVELS LIMITED
AJ RECRUIT SERVICES LTD

+15 more

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score24/100
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

47.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,980m
Crossrail 2 route7,998m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,509 nationally

2,070

Est. population

28,594/km²

54%

Employed

33%

Degree educated

£39,100

Median income

10.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

28%
22%
23%
17%
Under 1828%
18–3422%
35–4923%
50–6417%
65+9%

Tenure

16%
20%
30%
32%
Own outright16%
Own (mortgage)20%
Private rent30%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

51%
20%
White British12%
White Other11%
Asian51%
Black20%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household52%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent33%
Private rent30%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
14
Local approval rate
97%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1072
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
Pipeline pressure
NONE

Named schemes (500m)

West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ842 homes
completed
Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ169 homes
completed
7-11 Barking Road East Ham London E6 1PW, 7-11 Barking Road, E6 1PW79 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 9PJ

Full postcodeE13 9PJ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.529956
Longitude0.036609
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