Plaistow South · Newham · West Ham and Beckton constituency · 51.52518, 0.03618

E13 9QA— Plaistow South, Newham

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

 

Schools 100%Safety 72/100Transport 33/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
59
Safety
72
Schools
95
Transport
33
Environment
67
Investment
53

The bottom line

E13 9QA 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 9QA

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 9QA

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

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How E13 9QA 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 · 6 min walk

P8: +0.76A8: 55.5

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 17 min walk

9 primaries · 2 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 526m

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,774/m²
Price per ft²£536/ft²
Avg floor area72.9 m²

EPC breakdown

C
6%
D
44%
E
5%
F
1%

Based on 56 properties · Confidence: high

Street mix

Terraced 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,250
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

1997–2026 · CAGR

+7.6%

Total change

+745%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.9%

per year

Acceleration

+61.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 65 sales

Property Type Mix

Total: 65 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£89k+54.1%4
Post-dot-com plateau2001–2004£115k£180k+56.5%3
Pre-crash peak2005–2007£185k£215k+16.2%3.7
GFC & correction2008–2012£225k£228k+1.3%2
Help-to-Buy recovery2013–2016£212k£388k+82.8%2.2
Brexit uncertainty2017–2018£480k£398k-17.2%1.5
Pandemic surge2020–2020£406k£406k+0%1
Rate-rise correction2022–2023£360k£414k+15%4
Current market2024–2026£522k£488k-6.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.9%
District
7.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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 StationHammersmith & City line
13.4 min walk
Silvertown & City Airport

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
14 min walk
Plaistow Underground StationHammersmith & City · District
18 min walk
Prince Regent DLR StationDLR
22 min walk
Custom House Rail StationElizabeth line
23 min walk
Custom House (for ExCel) DLR StationDLR
23 min walk
No bus stops within 400m

42

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

2.4 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 park233m
Santander docks (800m)0
Nearest cycle dock2.4 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 AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

3 min walk

9

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 222 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (587 m)

Nearest supermarket411 m
7 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)

550m

Post office

Nearby shops

Boundary Food Express241 m
Lonsdale Supermarket270 m
YS Newsagent337 m
Divine Foods407 m

Nearby cafes

Ali's Deli Cafe426 m
The Bellas433 m
Bo-Bar447 m
Coffee Palace455 m

Nearby restaurants

King Rooster212 m
Catch 22246 m
Spice Del Afrique402 m
The Pizza Box414 m

Nearby pubs

South West Ham Labour Club587 m
The Boleyn608 m
The Queens1.0 km

Nearby gyms

Newham Leisure Centre664 m
UK Fitness Club666 m
The Compound791 m

Nearby pharmacies

Rowlands Pharmacy242 m
Britannia Pharmacy461 m
Newmans Pharmacy523 m

Nearby health

Rainbow Ward222 m
Neonatal Unit, L1 Z2247 m
A&E Department275 m
Newham University Hospital391 m
Food hygiene (5-star)44% of 100

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AROMA DESIGN LTD
BACRIU ADVISORY LTD
BUBBII LIMITED
ENRUN LIMITED
FRA PRO LTD

+4 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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 score18/100
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

39.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,499m
Crossrail 2 route8,106m

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)
23
Planning apps (3 years)
14
Local approval rate
87%
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)
164
Largest scheme
169 homes · Plaistow Hospital, Plaistow Hospital, Samson Street, Plaistow, E13 9EJ
Pipeline pressure
NONE

Named schemes (500m)

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
Land Former Garages Rear Of 2, Land Former Garages Rear Of 2, Humberstone Road, Plaistow, E13 9NJ7 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 9QA

Full postcodeE13 9QA
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.525179
Longitude0.036180
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
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