Plaistow North · Newham · West Ham and Beckton constituency · 51.53037, 0.03706

E13 9PL— Plaistow North, Newham

Location and area intelligence for E13 9PL, Plaistow North, Newham

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 68/100Transport 57/100Yield 5.02%
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Investment-grade — strong yield and growth signals

Area score
64
Safety
68
Schools
90
Transport
57
Environment
64
Investment
77

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Location

E13 9PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-18.1% vs London avg
vs London crime+125.0% vs London avg

Deep-dive guides for E13 9PL

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

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How E13 9PL 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 · 3 min walk

KS2: 107.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 12 min walk

P8: +0.59A8: 61.0

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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

146.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+62% vs borough

Crime by type

Other22%
Violence & sexual offences21%
Theft15%
Anti-social behaviour13%
Vehicle crime11%
Drug offences9%
Robbery5%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is +125% above London average

Property

Prices, sales volume and market trends

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

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 potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
7 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
17 min walk
Woodgrange Park Rail StationSuffragette
27 min walk
Woodgrange ParkNational Rail
27 min walk
No bus stops within 400m

44

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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 park459m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Queen's Market Car Park
480m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 37%
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

9

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 798 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

182

Parks (1km)

63

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

14

Convenience

Nearest supermarketLidl · 648 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)

35m

Post office

Nearby shops

Kam's33 m
Nandanam Convenience Store62 m
Stop Shop79 m
Robi Halal Meat & Grocery82 m

Nearby cafes

Italian Pizza & Cafe39 m
De Cafe Lounge119 m
Banjos223 m
Lounge 488250 m

Nearby restaurants

Oriental Kitchen32 m
The Best Turkish Kebab House47 m
Top Favourite113 m
Papas Chicken211 m

Nearby pubs

The Boleyn75 m
The Queens469 m
The Lord Stanley719 m

Nearby gyms

UK Fitness Club132 m
The Compound589 m
Upton Town Snooker & American Pool691 m
Gym Spot917 m

Nearby pharmacies

Britannia Pharmacy768 m
Newmans Pharmacy807 m
Rowlands Pharmacy815 m
Plashet Pharmacy967 m

Nearby health

The Azad Practice603 m
Upton Park Dentalcare603 m
Essex Lodge Surgery750 m
mydentist756 m
Food hygiene (5-star)24% of 219

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

77

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

50.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,035m
Crossrail 2 route8,018m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,633 nationally

1,980

Est. population

26,087/km²

49%

Employed

33%

Degree educated

£34,400

Median income

8.0%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

26%
25%
23%
14%
Under 1826%
18–3425%
35–4923%
50–6414%
65+13%

Tenure

14%
41%
32%
Own outright14%
Own (mortgage)13%
Private rent41%
Social rent32%
Shared ownership0%
Rent free0%

Ethnicity

69%
White British5%
White Other10%
Asian69%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household62%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent41%
Social rent32%

vs. London

Income vs London-18.1%

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)
15
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)
1073
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
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
60-62 Barking Road East Ham London E6 3BP, 60-62 Barking Road, E6 3BP24 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
James Asser (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Zulfiqar AliLabour
Joy LagudaLabour
Daniel Lee-PhakoeLabour

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Key facts for E13 9PL

Full postcodeE13 9PL
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow North
Latitude51.530371
Longitude0.037060
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