Plaistow South · Newham · West Ham and Beckton constituency · 51.52581, 0.03674

E13 9PY— Plaistow South, Newham

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

 

Schools 100%Safety 72/100Transport 34/100Yield 5.02%

Best for: Families

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

Liveability
60
Safety
72
Schools
95
Transport
34
Environment
67
Investment
64

The bottom line

E13 9PY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E13 9PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E13 9PY

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

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How E13 9PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

New City Primary School

Outstanding · Inspected Jul 2022 · 2 min walk

KS2: 108.4

★★

Secondary

Cumberland Community School

Good · Inspected Sept 2022 · 7 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

St Stephen's Nursery School

Not inspected · 17 min walk

9 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 607m

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area70.2 m²

EPC breakdown

C
3%
D
27%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 2%Terraced 60%Flat 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£175,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.6%

Total change

+526%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.7%

per year

Acceleration

-77.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached2.9%
Terraced65.7%
Flat/maisonette31.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£70k+21.7%2.2
Post-dot-com plateau2001–2004£92k£115k+25%2
Pre-crash peak2005–2006£150k£206k+37.2%3
GFC & correction2008–2011£202k£179k-11.2%2
Help-to-Buy recovery2013–2016£213k£370k+74.1%1
Pandemic surge2021–2021£360k£360k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Weakest performer

Flat/maisonette

-2.1% alpha

Terraced-0.6% α
Local
8.6%
District
9.2%
Flat/maisonette-2.1% α
Local
10.7%
District
12.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing7
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upton Park Underground StationDistrict line
12.8 min walk
Woodgrange Park

Nearby stations

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

42

Walkability score

54

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

5

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)220
Nearest car park227m
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: 7.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

4 min walk

9

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 302 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

23

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Boleyn (532 m)

Nearest supermarket424 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)

476m

Post office

Nearby shops

Boundary Food Express231 m
YS Newsagent257 m
Lonsdale Supermarket279 m
Divine Foods417 m

Nearby cafes

Ali's Deli Cafe447 m
The Bellas460 m
Coffee Palace491 m
De Cafe Lounge509 m

Nearby restaurants

King Rooster205 m
Catch 22237 m
Spice Del Afrique409 m
The Pizza Box430 m

Nearby pubs

The Boleyn532 m
South West Ham Labour Club643 m
The Queens968 m

Nearby gyms

UK Fitness Club589 m
Newham Leisure Centre737 m
The Compound769 m
Upton Town Snooker & American Pool1.2 km

Nearby pharmacies

Rowlands Pharmacy322 m
Britannia Pharmacy503 m
Newmans Pharmacy563 m

Nearby health

Rainbow Ward302 m
Neonatal Unit, L1 Z2314 m
A&E Department355 m
Newham University Hospital460 m
Food hygiene (5-star)43% of 103

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AMATOL AIR LTD
DOM LOVETT CONSULTING LTD
HDK CAFE LIMITED
NOAH TRADERS LTD
ROAMING GLOBAL LTD

Investment

Investment grade, yield and market outlook

64

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

38

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,580m
Crossrail 2 route8,124m

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%

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)
25
Planning apps (3 years)
13
Local approval rate
88%
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)
1031
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)

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
4, New City Road, Plaistow, E13 9LL4 homes
completed
670, 670, Barking Road, Plaistow, E13 9ES3 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 9PY

Full postcodeE13 9PY
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.525808
Longitude0.036741
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