Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52832, 0.02509

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 54/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
77
Schools
60
Transport
54
Environment
71
Investment
77

The bottom line

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

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Location

E13 0AX

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 0AX

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

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Postcode Personality

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“The family fortress”

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How E13 0AX 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 · 5 min walk

KS2: 110.0

—

Secondary

Lister Community School

Not yet inspected · 6 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 18 min walk

12 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 959m

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area76.9 m²

EPC breakdown

C
18%
D
34%
E
4%
G
1%

Based on 57 properties · Confidence: high

Street mix

Terraced 79%Flat 18%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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,250
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

1995–2022 · CAGR

+8.2%

Total change

+737%

Market Activity

Price Velocity & Acceleration

Current Velocity

+122.6%

per year

Acceleration

+148.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 26 sales

Property Type Mix

Total: 26 sales

Terraced80.8%
Flat/maisonette19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£57k£50k-11.5%1
Post-dot-com plateau2001–2003£112k£149k+33.3%2.7
Pre-crash peak2005–2007£165k£227k+37.6%1
GFC & correction2009–2012£150k£183k+21.7%2
Help-to-Buy recovery2013–2015£285k£360k+26.3%1.5
Pandemic surge2020–2021£285k£213k-25.4%2
Rate-rise correction2022–2022£473k£473k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
5.6%
District
5.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
7.5 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
8 min walk
Upton Park Underground StationDistrict · Hammersmith & City
13 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

53

Walkability score

158

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)62
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock1.9 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: 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 AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

11

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 876 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

533

Parks (1km)

36

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarket434 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

865m

Post office

Nearby shops

Balaam Food and Wine65 m
Nawrish Store67 m
Mass Food Centre74 m
E&S Food Centre98 m

Nearby cafes

Dudleys368 m
Ali's Deli Cafe424 m
The Bellas424 m
Coffee Palace433 m

Nearby restaurants

Kate's Cafe & Restaurant114 m
Grill Feast124 m
Dixy Chicken127 m
Lobito House143 m

Nearby pubs

The Black Lion262 m
The Lord Stanley372 m
Victoria Tavern399 m
South West Ham Labour Club518 m

Nearby gyms

The Compound341 m
Newham Boys Amateur Boxing Club510 m
The Gym516 m

Nearby pharmacies

Daystar Pharmacy139 m
Newmans Pharmacy412 m
Britannia Pharmacy456 m
Rohpharm Pharmacy532 m

Nearby health

Essex Lodge Surgery204 m
East London Dental Care379 m
mydentist410 m
The Project Surgery553 m
Food hygiene (5-star)33% of 130

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

FORMDJABEST HEALTHCARE LIMITED
GOA PROPERTIES LTD
K & S PAINTING AND DECORATING LTD
SIRYO LIMITED

Investment

Investment grade, yield and market outlook

77

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 score20/100
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

44.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,436m
Crossrail 2 route7,269m

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)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
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)
22
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)

Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
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

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 0AX

Full postcodeE13 0AX
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.528321
Longitude0.025089
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