Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52956, 0.01629

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

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

The family fortress

 

Schools 100%Safety 76/100Transport 60/100Yield 5.05%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
100
Transport
60
Environment
76
Investment
53

The bottom line

E13 0DT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £380,000 median — a strong choice for Families.

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Location

E13 0DT

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 avg price-26.9% vs London avg
vs London income-6.2% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for E13 0DT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E13 0DT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Curwen Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 108.7

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 11 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 10 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.8 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+9% vs borough

Crime by type

Other42%
Violence & sexual offences22%
Theft13%
Anti-social behaviour8%
Robbery8%
Vehicle crime3%
Drug offences2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.6km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£380,000

Median sale price

27% below London median

£380,000 is 27% below the London median (£520,000)

-21.6%

This year

Terraced

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)5
New build0.0%
Avg terraced£312,500
Avg flat£432,500
Price per m²£4,903/m²
Price per ft²£456/ft²
Avg floor area78.6 m²

EPC breakdown

B
8%
C
17%
D
29%
E
12%
F
3%

Based on 69 properties · Confidence: high

Street mix

Semi 2%Terraced 62%Flat 33%Other 4%

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

Stamp duty

Standard buyer£6,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.6×

Price-to-income

£1,901/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£196,500
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)
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

1997–2026 · CAGR

+6.1%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.6%

per year

Acceleration

-32.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced61.4%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£91k+62.9%3.5
Post-dot-com plateau2001–2004£92k£185k+102.2%2
Pre-crash peak2006–2007£185k£111k-39.9%2
GFC & correction2012–2012£95k£95k+0%1
Help-to-Buy recovery2013–2016£230k£374k+62.4%1.8
Brexit uncertainty2017–2017£470k£470k+0%1
Pandemic surge2021–2021£370k£370k+0%4
Rate-rise correction2022–2023£415k£330k-20.5%3
Current market2024–2026£443k£313k-29.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Weakest performer

Terraced

-1.6% alpha

Flat/maisonette+3.5% α
Local
8.3%
District
4.8%
Terraced-1.6% α
Local
4.6%
District
6.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Plaistow Underground StationHammersmith & City · District
3 min walk
West HamNational Rail
10 min walk
West Ham Underground StationJubilee · District
10 min walk
West Ham DLR StationDLR
11 min walk
Abbey Road DLR StationDLR
11 min walk
No bus stops within 400m

35

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria46 min ↑
Waterloo40 min ↑
Canary Wharf ★27 min
City36 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

26

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)285
Nearest car park398m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

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 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: 6.3 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

ROPHARM

UNI1 1 OPUS STUDIOS, 212 PLAISTOW ROAD, E13 0AL

3 min walk

11

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

745

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Victoria Tavern (323 m)

Nearest supermarketLocal Express · 1.0 km
14 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)

800m

Post office

Nearby shops

This & That298 m
Plaistow Express311 m
Costcutter475 m
SM Food & Wine492 m

Nearby cafes

Matt Cup Roastery205 m
Nota Bene310 m
Family Cafe Restaurant340 m
Plaistow Cafe464 m

Nearby restaurants

Plaistow Chicken and Pizza278 m
Flavour Palace344 m
Brunsy Oyster And Seafood Bar458 m
China Express478 m

Nearby pubs

Victoria Tavern323 m
The Black Lion466 m
The Lamb745 m
The Lord Stanley763 m

Nearby gyms

The Gym246 m
Strength Ambassadors414 m
East London Rugby Football Club419 m
Newham Boys Amateur Boxing Club741 m

Nearby pharmacies

Rohpharm Pharmacy259 m
Daystar Pharmacy578 m
Wagpharm Chemist787 m
Newmans Pharmacy931 m

Nearby health

The Project Surgery360 m
Newham CAMHS903 m
Abbey Arms Dental Clinic935 m
Food hygiene (5-star)32% of 66

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

ALSIM GROUP LTD
HAARIS ENTERPRISE UK LTD
KARMA KATHARSIS LTD
KAYJAY LOGISTICS LTD
MAVERICK MEDIA GROUPS LTD

+2 more

Investment

Investment grade, yield and market outlook

53

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 19% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

46.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,263m
Crossrail 2 route6,645m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,283 nationally

1,508

Est. population

29,164/km²

57%

Employed

38%

Degree educated

£39,400

Median income

8.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

24%
25%
28%
14%
Under 1824%
18–3425%
35–4928%
50–6414%
65+9%

Tenure

15%
29%
42%
Own outright11%
Own (mortgage)16%
Private rent29%
Social rent42%
Shared ownership2%
Rent free0%

Ethnicity

18%
16%
34%
23%
White British18%
White Other16%
Asian34%
Black23%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household51%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent42%
Private rent29%

vs. London

Income vs London-6.2%
Price vs London-26.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
11
Local approval rate
88%
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)
279
Largest scheme
182 homes · Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ
Pipeline pressure
NONE

Named schemes (500m)

Land At London Road Car Park And Site Adjacent Valetta Grove, Land At London Road Car Park And Site Adjacent Valetta Grove, Plaistow Road, London, E13 0AQ182 homes
completed
FORMER CORP. DEPOT & AMBULANCE STATION, FORMER CORP. DEPOT & AMBULANCE STATION, LONDON ROAD, SALMEN ROAD, E1360 homes
completed
LAND AT, ADJACENT TO AND BETWEEN, 1, LAND AT, ADJACENT TO AND BETWEEN, 1, HIGH STREET, PLAISTOW ROAD, ASHBURTON TERRACE, PLAISTOW, E1333 homes
completed
210, 210, Plaistow Road, E13 0AL33 homes
completed
ELIZABETH FRY SCHOOL, ELIZABETH FRY SCHOOL, SUFFOLK ROAD, E1332 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£380,000)

£6,500

Standard buyer

£0

First-time buyer

Save £6,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E13 0DT

Full postcodeE13 0DT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.529560
Longitude0.016291
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