Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52917, 0.02514

E13 0AP— Plaistow West & Canning Town East, Newham

Location and area intelligence for E13 0AP, Plaistow West & Canning Town East, Newham

The family fortress

 

Schools 100%Safety 77/100Transport 55/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
77
Schools
60
Transport
55
Environment
71
Investment
76

The bottom line

E13 0AP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E13 0AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E13 0AP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 0AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Southern Road Primary School

Not yet inspected · 4 min walk

KS2: 110.0

—

Secondary

Lister Community School

Not yet inspected · 5 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 20 min walk

10 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.5 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour18%
Vehicle crime12%
Drug offences7%
Theft6%
Robbery4%
Burglary2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area69.1 m²

EPC breakdown

B
15%
C
11%
D
7%
E
3%

Based on 36 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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£172,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2003–2020 · CAGR

+4.4%

Total change

+108%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-84.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£187k£187k+0%1
Pre-crash peak2006–2006£230k£230k+0%1
GFC & correction2009–2009£230k£230k+0%1
Brexit uncertainty2018–2018£413k£413k+0%1
Pandemic surge2020–2020£390k£390k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
7 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
7 min walk
Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
West HamNational Rail
17 min walk
West Ham Underground StationJubilee · District
17 min walk
West Ham DLR StationDLR
18 min walk
No bus stops within 400m

51

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria52 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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

11

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)80
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

20%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed180 Mbps
Median download199 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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

ESSEX LODGE

GREENGATE STREET, PLAISTOW, E13 0AS

2 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 940 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

558

Parks (1km)

33

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarket478 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

845m

Post office

Nearby shops

E&S Food Centre7 m
Mass Food Centre73 m
Balaam Food and Wine122 m
Nawrish Store133 m

Nearby cafes

Dudleys278 m
Rainbow Cafe353 m
Ali's Deli Cafe476 m
The Bellas482 m

Nearby restaurants

Grill Feast47 m
Dixy Chicken47 m
Lobito House62 m
Moes Grill104 m

Nearby pubs

The Black Lion195 m
The Lord Stanley283 m
Victoria Tavern350 m
South West Ham Labour Club606 m

Nearby gyms

The Compound279 m
Newham Boys Amateur Boxing Club415 m
The Gym471 m
Gym Spot1.1 km

Nearby pharmacies

Daystar Pharmacy54 m
Rohpharm Pharmacy484 m
Newmans Pharmacy489 m
Britannia Pharmacy527 m

Nearby health

Essex Lodge Surgery268 m
East London Dental Care455 m
mydentist481 m
The Project Surgery490 m
Food hygiene (5-star)32% of 125

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GRADIENT CONSULTING LTD
MIHAI GENERAL CONSTRUCTION LTD
NIKOLADZE LIMITED

Investment

Investment grade, yield and market outlook

76

Investment score

Strong

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,521m
Crossrail 2 route7,247m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,665 nationally

1,895

Est. population

28,046/km²

62%

Employed

38%

Degree educated

£35,300

Median income

9.1%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

28%
29%
22%
14%
Under 1828%
18–3429%
35–4922%
50–6414%
65+7%

Tenure

15%
40%
31%
Own outright10%
Own (mortgage)15%
Private rent40%
Social rent32%
Shared ownership3%
Rent free1%

Ethnicity

13%
19%
35%
17%
White British13%
White Other19%
Asian35%
Black17%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household50%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
21
Local approval rate
97%
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)
13
Largest scheme
106 homes · Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB
Pipeline pressure
NONE

Named schemes (500m)

WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 homes
completed
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 homes
completed
6-8, 6-8, SEWELL STREET, THIRD AVENUE, E1330 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.5%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Dina HossainLabour
John James MorrisLabour
Simon RushLabour

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Key facts for E13 0AP

Full postcodeE13 0AP
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.529174
Longitude0.025141
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