Plaistow South · Newham · West Ham and Beckton constituency · 51.52679, 0.03762

E13 9PU— Plaistow South, Newham

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

 

Schools 100%Safety 72/100Transport 35/100Yield 4.57%

Best for: Families

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

Liveability
58
Safety
72
Schools
100
Transport
35
Environment
65
Investment
58

The bottom line

E13 9PU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £420,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E13 9PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-19.2% vs London avg
vs London income-6.9% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E13 9PU

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

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How E13 9PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

New City Primary School

Outstanding · Inspected Jul 2022 · 3 min walk

KS2: 108.4

—

Secondary

Brampton Manor Academy

Not yet inspected · 7 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 · 15 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+29% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Vehicle crime13%
Anti-social behaviour12%
Theft9%
Robbery7%
Drug offences5%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 732m

Crime is +79% above 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.

£420,000

Median sale price

19% below London median

£420,000 is 19% below the London median (£520,000)

+69.6%

This year

Terraced

Dominant type

Price history

5-year change
+7.7%
Sales (24 months)5
New build0.0%
Avg terraced£447,500
Avg flat£280,000
Price per m²£5,512/m²
Price per ft²£512/ft²
Avg floor area77.5 m²

EPC breakdown

C
10%
D
50%
E
7%

Based on 67 properties · Confidence: high

Street mix

Semi 1%Terraced 97%Flat 2%

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£8,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,100

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

10.7×

Price-to-income

£2,101/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,750
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

1995–2026 · CAGR

+7.3%

Total change

+796%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.7%

per year

Acceleration

+52.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 82 sales

Property Type Mix

Total: 82 sales

Semi-detached1.2%
Terraced96.3%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£85k+59.4%3.8
Post-dot-com plateau2001–2004£99k£172k+73.7%5.2
Pre-crash peak2005–2007£183k£220k+20.2%3.3
GFC & correction2008–2012£228k£156k-31.6%1.8
Help-to-Buy recovery2013–2016£230k£359k+55.9%2.2
Brexit uncertainty2018–2019£375k£350k-6.7%1.5
Pandemic surge2021–2021£390k£390k+0%3
Rate-rise correction2023–2023£294k£294k+0%1
Current market2024–2026£423k£475k+12.4%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.4%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
Plaistow Underground StationHammersmith & City · District
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
21 min walk
Prince Regent DLR StationDLR
25 min walk
Custom House Rail StationElizabeth line
25 min walk
No bus stops within 400m

38

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

2.5 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

4

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)4
Nearest car park269m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 7.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

5 min walk

9

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 426 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Boleyn (415 m)

Nearest supermarket473 m
6 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)

367m

Post office

Nearby shops

YS Newsagent133 m
Boundary Food Express267 m
Lonsdale Supermarket333 m
Nandanam Convenience Store340 m

Nearby cafes

De Cafe Lounge389 m
Italian Pizza & Cafe398 m
Banjos479 m
Ali's Deli Cafe505 m

Nearby restaurants

King Rooster252 m
Catch 22276 m
The Best Turkish Kebab House364 m
Oriental Kitchen368 m

Nearby pubs

The Boleyn415 m
South West Ham Labour Club740 m
The Queens867 m

Nearby gyms

UK Fitness Club469 m
The Compound750 m
Newham Leisure Centre853 m
Upton Town Snooker & American Pool1.1 km

Nearby pharmacies

Rowlands Pharmacy447 m
Britannia Pharmacy585 m
Newmans Pharmacy642 m

Nearby health

Rainbow Ward426 m
Neonatal Unit, L1 Z2428 m
A&E Department481 m
Newham University Hospital573 m
Food hygiene (5-star)44% of 81

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AOM TRANS LTD
DO YOUR OWN BUSINESS LTD
EMMANUEL DRYLINING LIMITED
FOCO FILMS LTD
LDJGB LIMITED

+5 more

Investment

Investment grade, yield and market outlook

58

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Medium

Demand

Medium

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

55.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,705m
Crossrail 2 route8,153m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,333 nationally

1,940

Est. population

17,834/km²

61%

Employed

38%

Degree educated

£39,100

Median income

7.6%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

31%
22%
25%
16%
Under 1831%
18–3422%
35–4925%
50–6416%
65+6%

Tenure

19%
30%
35%
15%
Own outright20%
Own (mortgage)30%
Private rent35%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

16%
15%
39%
17%
White British16%
White Other15%
Asian39%
Black17%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household41%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London-6.9%
Price vs London-19.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
13
Local approval rate
89%
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)
1069
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)

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
REAR OF AND AT, 63, REAR OF AND AT, 63, BOUNDARY ROAD, E13 9PW14 homes
completed
FORMER JOINERY WORKS, 10-14, FORMER JOINERY WORKS, 10-14, BUSHEY ROAD, E1311 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 (£420,000)

£8,500

Standard buyer

£0

First-time buyer

Save £8,500

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 9PU

Full postcodeE13 9PU
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.526791
Longitude0.037621
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