Plashet · Newham · East Ham constituency · 51.54026, 0.04424

E7 8QU— Plashet, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
76
Schools
90
Transport
48
Environment
66
Investment
48

The bottom line

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

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Location

E7 8QU

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-8.3% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for E7 8QU

🛡️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 8QU 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 · 5 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.7 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

-1% vs borough

Crime by type

Other23%
Anti-social behaviour18%
Violence & sexual offences18%
Theft14%
Robbery9%
Vehicle crime8%
Drug offences6%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 2.1km

Crime is +38% 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.

E7 district median

£525,000

Based on 87 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,132/m²
Price per ft²£291/ft²
Avg floor area94.2 m²

EPC breakdown

C
18%
D
38%
E
16%
F
1%

Based on 73 properties · Confidence: high

Street mix

Semi 8%Terraced 68%Flat 24%

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£235,500
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+4.2%

Total change

+243%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.3%

per year

Acceleration

-2.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced70.8%
Flat/maisonette20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£109k+31%1.6
Post-dot-com plateau2001–2004£135k£250k+85.2%1.5
GFC & correction2008–2012£345k£283k-18.1%1.3
Help-to-Buy recovery2015–2015£188k£188k+0%1
Brexit uncertainty2018–2018£500k£500k+0%1
Pandemic surge2020–2021£415k£349k-15.9%1.5
Current market2025–2025£285k£285k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.9%
District
10.9%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

29

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City42 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)152
Nearest car park110m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
720m

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: 8.5 km away✗ Not Green Belt✗ Not AONB12% 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

5 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (500 m)

Nearest supermarketSri Supermarket · 929 m
2 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)

472m

Post office

Nearby shops

Katherine Food And Wine272 m
Need It Now Local Supermarket272 m
Agasi Wines316 m
Madaripur Food363 m

Nearby cafes

VE6424 m
London Best Bites Ltd589 m
Arabian Delights616 m
Chaiiwala648 m

Nearby restaurants

Restaurant Zaraza414 m
Tennessee Fried Chicken468 m
Papa Chicken487 m
Saravanaa Bhavan488 m

Nearby pubs

The Overdraft Tavern500 m
The Queens883 m
Rising Sun916 m

Nearby gyms

Plashet Park Bowling Club205 m
The Gym Group570 m
Upton Town Snooker & American Pool782 m
UK Fitness Club1.1 km

Nearby pharmacies

Shrewsbury Pharmacy & Clinic165 m
Plashet Pharmacy246 m
Akro Pharmacy568 m
Superdrug761 m

Nearby health

Plashet Harmony Practice38 m
Shrewsbury Road Surgery108 m
Shrewsbury Community Dental Department122 m
Vara Dental Practice483 m
Food hygiene (5-star)28% of 133

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

A

High street health

Investment

Investment grade, yield and market outlook

48

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 score14/100
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

4/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,240m
Crossrail 2 route8,346m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,739 nationally

2,253

Est. population

16,908/km²

51%

Employed

35%

Degree educated

£38,500

Median income

5.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
26%
22%
Under 1829%
18–3426%
35–4922%
50–6413%
65+10%

Tenure

23%
14%
39%
23%
Own outright23%
Own (mortgage)14%
Private rent39%
Social rent23%
Shared ownership1%

Ethnicity

75%
White British5%
White Other8%
Asian75%
Black8%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household48%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent39%
Social rent23%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
21
Local approval rate
79%
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)
16
Largest scheme
65 homes · TWO SITES AT, TWO SITES AT, KATHERINE ROAD, SHAFTSBURY RD., DERBY RD., PRESTBURY RD., E7 8PW
Pipeline pressure
NONE

Named schemes (500m)

190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
Durban Court, 250, Durban Court, 250, Katherine Road, Forest Gate, E7 8PW6 homes
completed
21-22, 21-22, Woodhouse Grove, Manor Park, E12 6SR5 homes
completed
196, 196, Shrewsbury Road, Forest Gate, E7 8QJ5 homes
completed
Oldgate House, Oldgate House, Victoria Avenue, E6 1EU4 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 8QU

Full postcodeE7 8QU
Postcode districtE7
BoroughLondon Borough of Newham
WardPlashet
Latitude51.540264
Longitude0.044236
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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