Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52913, 0.01741

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

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

The family fortress

 

Schools 100%Safety 76/100Transport 59/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
100
Transport
59
Environment
77
Investment
55

The bottom line

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

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Location

E13 0DW

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-6.2% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for E13 0DW

🛡️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 0DW 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 · 2 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 11 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)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 1.7km

Crime is +52% 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.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,656/m²
Price per ft²£618/ft²
Avg floor area65.2 m²

EPC breakdown

C
16%
D
20%
E
3%

Based on 39 properties · Confidence: high

Street mix

Terraced 97%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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.7%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-5.40

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 33 sales

Property Type Mix

Total: 33 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£89k+53.9%2
Post-dot-com plateau2001–2004£103k£166k+62.2%2
Pre-crash peak2005–2006£175k£180k+2.9%1.5
GFC & correction2008–2012£213k£193k-9.4%1
Help-to-Buy recovery2013–2016£230k£390k+69.6%1.3
Brexit uncertainty2018–2019£337k£455k+35%1.5
Pandemic surge2020–2021£358k£380k+6.2%3
Rate-rise correction2022–2022£400k£400k+0%2
Current market2024–2024£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.9%
District
8.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
2.8 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
11 min walk
West Ham DLR StationDLR
11 min walk
Abbey Road DLR StationDLR
12 min walk
No bus stops within 400m

36

Walkability score

205

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

20

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)235
Nearest car park327m
Santander docks (800m)0
Nearest cycle dock1.6 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: 6.4 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

8

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.4 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

705

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

2

Convenience

Nearest supermarketLocal Express · 937 m
14 tennis courts2 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

This & That268 m
Plaistow Express374 m
SM Food & Wine461 m
Balaam Food and Wine478 m

Nearby cafes

Matt Cup Roastery215 m
Nota Bene381 m
Family Cafe Restaurant412 m
Plaistow Cafe543 m

Nearby restaurants

Plaistow Chicken and Pizza254 m
Brunsy Oyster And Seafood Bar392 m
Flavour Palace416 m
E13 Kebabish434 m

Nearby pubs

Victoria Tavern277 m
The Black Lion402 m
The Lord Stanley705 m
The Lamb754 m

Nearby gyms

The Gym234 m
Strength Ambassadors491 m
East London Rugby Football Club495 m
Newham Boys Amateur Boxing Club702 m

Nearby pharmacies

Rohpharm Pharmacy253 m
Daystar Pharmacy502 m
Newmans Pharmacy854 m

Nearby health

The Project Surgery356 m
Essex Lodge Surgery729 m
Newham CAMHS820 m
Abbey Arms Dental Clinic859 m
Food hygiene (5-star)31% of 70

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

D&C CLEANING LTD
FLOURISHING LIFESTYLE PARTNERS LTD
WILLIAM WALLACE STRUCTURAL ENGINEERS LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score16/100
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

46.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,258m
Crossrail 2 route6,733m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
15
Local approval rate
82%
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)
208
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

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Key facts for E13 0DW

Full postcodeE13 0DW
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.529128
Longitude0.017411
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