Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52978, 0.01412

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

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

The family fortress

 

Schools 100%Safety 76/100Transport 57/100Yield 5.02%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
76
Schools
60
Transport
57
Environment
76
Investment
71

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E13 0ED scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E13 0ED meets your needs.

Location

E13 0ED

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 0ED

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E13 0ED with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E13 0ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ranelagh Primary School

Not yet inspected · Inspected Apr 2025 · 5 min walk

KS2: 111.5

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 10 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 9 min walk

9 primaries · 2 secondaries · 1 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

Prices, sales volume and market trends

Avg floor area66 m²

EPC breakdown

B
1%
C
6%
D
11%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Terraced 38%Flat 63%

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£165,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
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

2000–2022 · CAGR

+6.1%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-66.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Terraced41.7%
Flat/maisonette58.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£90k£90k+0%1
Post-dot-com plateau2004–2004£148k£148k+0%1
Pre-crash peak2006–2007£220k£180k-18.2%2
GFC & correction2012–2012£218k£218k+0%1
Help-to-Buy recovery2015–2015£255k£255k+0%1
Brexit uncertainty2018–2018£219k£219k+0%2
Pandemic surge2020–2020£352k£352k+0%1
Rate-rise correction2022–2022£330k£330k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.4% alpha

Flat/maisonette-4.4% α
Local
2.5%
District
6.9%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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
2.9 min walk
West Ham

Nearby stations

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

40

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria46 min ↑
Waterloo46 min ↑
Canary Wharf33 min ↓
City ★32 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

27

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)285
Nearest car park418m
Santander docks (800m)0
Nearest cycle dock1.5 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 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: 6.2 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 34%
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

5 min walk

9

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

796

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Victoria Tavern (461 m)

Nearest supermarketOff License - Mini-Market · 651 m
3 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)

665m

Post office

Nearby shops

Plaistow Express308 m
This & That426 m
Your Treats Bakery505 m
Costcutter547 m

Nearby cafes

Nota Bene288 m
Family Cafe Restaurant308 m
Matt Cup Roastery309 m
Plaistow Cafe399 m

Nearby restaurants

Flavour Palace311 m
Plaistow Chicken and Pizza404 m
China Express409 m
Abuja Restaurant469 m

Nearby pubs

Victoria Tavern461 m
The Black Lion612 m
The Lamb810 m
The Greyhound845 m

Nearby gyms

Strength Ambassadors268 m
East London Rugby Football Club275 m
The Gym364 m

Nearby pharmacies

Rohpharm Pharmacy371 m
Wagpharm Chemist646 m
Daystar Pharmacy729 m
Jetsol Pharmacy1.1 km

Nearby health

The Project Surgery460 m
Star Lane Medical Centre1.1 km
Food hygiene (5-star)38% of 56

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

E

High street health

Registered businesses

AGHA INTERNATIONAL LIMITED
DAIO DIAPERS & PAPERS LTD
FYNDO LTD

Investment

Investment grade, yield and market outlook

71

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

36.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,212m
Crossrail 2 route6,494m

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)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
7
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)
278
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
Holbrook House, Holbrook House, Holbrook Road, Stratford, E15 3DZ71 homes
completed
FORMER CORP. DEPOT & AMBULANCE STATION, FORMER CORP. DEPOT & AMBULANCE STATION, LONDON ROAD, SALMEN ROAD, E1360 homes
completed
ELIZABETH FRY SCHOOL, ELIZABETH FRY SCHOOL, SUFFOLK ROAD, E1332 homes
completed
Harcourt House, 82, Harcourt House, 82, Harcourt Road, Stratford, E15 3DJ31 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

Live in E13 0ED? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E13 0ED.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E13 0ED

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E13 0ED

Full postcodeE13 0ED
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.529778
Longitude0.014124
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