Plaistow South · Newham · West Ham and Beckton constituency · 51.52595, 0.03910

E13 9QG— Plaistow South, Newham

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

 

Schools 100%Safety 72/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
56
Safety
72
Schools
100
Transport
33
Environment
67
Investment
50

The bottom line

E13 9QG 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 9QG

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 9QG

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

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How E13 9QG 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 · 2 min walk

KS2: 108.4

—

Secondary

Brampton Manor Academy

Not yet inspected · 5 min walk

P8: +0.59A8: 61.0

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 · 16 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

95

Road safety score

5

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Plaistow Fire Station · 712m

Crime is +79% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,419/m²
Price per ft²£318/ft²
Avg floor area92.7 m²

EPC breakdown

C
8%
D
28%
E
4%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 8%Terraced 86%Flat 6%

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£231,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.9%

Total change

+399%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-30.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced84.1%
Flat/maisonette6.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£69k+7.5%2.8
Post-dot-com plateau2001–2004£115k£175k+52.2%3.2
Pre-crash peak2005–2007£225k£249k+10.5%2.7
GFC & correction2009–2012£173k£210k+21.4%1
Brexit uncertainty2017–2017£302k£302k+0%2
Pandemic surge2020–2021£335k£305k-9.1%1.5
Rate-rise correction2022–2023£430k£325k-24.5%1.5
Current market2024–2025£375k£318k-15.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
6.7%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing17
Trend Position100

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
12.9 min walk
Woodgrange Park

Nearby stations

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

35

Walkability score

43

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

3

Car parks (800m)

4

EV chargers (800m)

Nearest car park146m
Santander docks (800m)0
Nearest cycle dock2.6 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 waterMEDIUM
Medium
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: 7.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

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

7

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 367 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Boleyn (512 m)

Nearest supermarket582 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)

477m

Post office

Nearby shops

Boundary Food Express140 m
YS Newsagent203 m
Lonsdale Supermarket211 m
Nandanam Convenience Store450 m

Nearby cafes

De Cafe Lounge475 m
Italian Pizza & Cafe502 m
Deli-Marche537 m
Banjos543 m

Nearby restaurants

King Rooster135 m
Catch 22149 m
Top Favourite474 m
Oriental Kitchen481 m

Nearby pubs

The Boleyn512 m
The Queens981 m

Nearby gyms

UK Fitness Club558 m
Newham Leisure Centre785 m
Beckton Park Gym909 m

Nearby pharmacies

Rowlands Pharmacy430 m
Britannia Pharmacy667 m
Newmans Pharmacy727 m

Nearby health

Neonatal Unit, L1 Z2367 m
Rainbow Ward406 m
A&E Department466 m
Newham University Hospital505 m
Food hygiene (5-star)50% of 58

Business

Local businesses registered here

Active businesses
28
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

58 BOUNDARY ROAD LTD
@KARLOSBUILDER LTD
ANALOGUE LTD
ANDREIN LONDON LIMITED
ANNEL LTD

+15 more

Investment

Investment grade, yield and market outlook

50

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

44.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,672m
Crossrail 2 route8,277m

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)
22
Planning apps (3 years)
11
Local approval rate
86%
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)
1066
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)

REAR OF AND AT, 63, REAR OF AND AT, 63, BOUNDARY ROAD, E13 9PW14 homes
completed
94, 94, Central Park Road, East Ham, E6 3DY3 homes
completed
Hatherley General Store, 182, Hatherley General Store, 182, Hatherley Gardens, East Ham, E6 3HB2 homes
completed
126, 126, New City Road, Plaistow, E13 9PY2 homes
completed
3, 3, Grosvenor Gardens, East Ham, E6 3EP2 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 9QG

Full postcodeE13 9QG
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow South
Latitude51.525947
Longitude0.039097
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