Plashet · Newham · East Ham constituency · 51.54002, 0.04198

E7 8QT— Plashet, Newham

Location and area intelligence for E7 8QT, Plashet, Newham

The practical family move

 

Schools 100%Safety 83/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
65
Safety
83
Schools
90
Transport
40
Environment
67
Investment
44

The bottom line

E7 8QT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E7 8QT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for E7 8QT

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

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“The practical family move”

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How E7 8QT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Davies Primary School

Not yet inspected · 4 min walk

KS2: 102.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 7 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour17%
Vehicle crime16%
Drug offences8%
Robbery6%
Burglary4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.2km

Crime is 22% below 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.

E7 district median

£525,000

Based on 87 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,409/m²
Price per ft²£410/ft²
Avg floor area92.3 m²

EPC breakdown

C
6%
D
20%
E
8%

Based on 34 properties · Confidence: high

Street mix

Semi 21%Terraced 46%Detached 3%Flat 27%Other 3%

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
Rebuild cost estimate£230,750
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

1996–2025 · CAGR

+6.2%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.9%

per year

Acceleration

+88.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 32 sales

Property Type Mix

Total: 32 sales

Detached3.1%
Semi-detached21.9%
Terraced46.9%
Flat/maisonette28.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£71k£122k+72.7%2
Post-dot-com plateau2001–2004£124k£235k+89.5%2.7
Pre-crash peak2006–2006£225k£225k+0%5
GFC & correction2008–2012£285k£250k-12.3%2
Help-to-Buy recovery2014–2014£293k£293k+0%1
Brexit uncertainty2017–2018£355k£460k+29.6%1
Rate-rise correction2022–2022£250k£250k+0%3
Current market2024–2025£225k£403k+78.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Weakest performer

Flat/maisonette

-3.9% alpha

Terraced-0.9% α
Local
11.2%
District
12.1%
Flat/maisonette-3.9% α
Local
0.5%
District
4.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
8 min walk
Upton Park Underground StationDistrict · Hammersmith & City
9 min walk
Woodgrange Park Rail StationSuffragette
13 min walk
Woodgrange ParkNational Rail
13 min walk
Manor Park Rail StationElizabeth line
18 min walk
No bus stops within 400m

41

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria57 min ↑
Waterloo55 min ↑
Canary Wharf ★42 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)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park196m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
561m

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 km

Energy

Solar: 853 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

6 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

254

Parks (1km)

45

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

7

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (651 m)

Nearest supermarketLidl · 660 m
3 tennis courts2 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)

631m

Post office

Nearby shops

Katherine Food And Wine189 m
Agasi Wines232 m
Tesco Express233 m
Himalaya Food Stores260 m

Nearby cafes

London Best Bites Ltd453 m
Chaiiwala507 m
Boba Blast Bubble Tea537 m
Moon Chai545 m

Nearby restaurants

Restaurant Zaraza280 m
Khans Restaurant447 m
Imaan Restaurant480 m
Spice Cottage505 m

Nearby pubs

The Overdraft Tavern651 m
The Queens763 m
Rising Sun905 m
The Boleyn1.1 km

Nearby gyms

Plashet Park Bowling Club363 m
Upton Town Snooker & American Pool640 m
The Gym Group693 m
Gym Spot751 m

Nearby pharmacies

Plashet Pharmacy175 m
Shrewsbury Pharmacy & Clinic190 m
Akro Pharmacy456 m
Shan Pharmacy972 m

Nearby health

Plashet Harmony Practice128 m
Shrewsbury Road Surgery138 m
Shrewsbury Community Dental Department173 m
Katherine Dental Care424 m
Food hygiene (5-star)23% of 131

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

E

High street health

Investment

Investment grade, yield and market outlook

44

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,141m
Crossrail 2 route8,191m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,528 nationally

2,315

Est. population

30,000/km²

48%

Employed

30%

Degree educated

£40,000

Median income

5.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

29%
26%
22%
14%
Under 1829%
18–3426%
35–4922%
50–6414%
65+9%

Tenure

27%
17%
31%
23%
Own outright27%
Own (mortgage)17%
Private rent31%
Social rent23%
Shared ownership1%
Rent free1%

Ethnicity

67%
17%
White British5%
White Other6%
Asian67%
Black17%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household40%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent31%
Social rent23%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
17
Planning apps (3 years)
18
Local approval rate
77%
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)
34
Largest scheme
192 homes · London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS
Pipeline pressure
NONE

Named schemes (500m)

TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW65 homes
completed
190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
339, 339, KATHERINE ROAD, E628 homes
completed
339, 339, KATHERINE ROAD, PRESTBURY ROAD (LAND JUNCTION OF), E718 homes
completed
Vacant Land At 318 To 324 Katherine Road, Forest Gate, E7 8PG10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
31.2%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Zuber GulamussenLabour and Co-operative Party
Pushpa Dipaklal MakwanaLabour and Co-operative Party

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Key facts for E7 8QT

Full postcodeE7 8QT
Postcode districtE7
BoroughLondon Borough of Newham
WardPlashet
Latitude51.540024
Longitude0.041976
Parliamentary constituencyEast Ham
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