Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52529, 0.02242

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 60/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
75
Schools
60
Transport
60
Environment
69
Investment
70

The bottom line

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

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Location

E13 0EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for E13 0EQ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 0EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ravenscroft Primary School

Not yet inspected · Inspected Jan 2025 · 7 min walk

KS2: 108.9

—

Secondary

Lister Community School

Not yet inspected · 11 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 15 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

102.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+14% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour12%
Vehicle crime11%
Theft6%
Burglary6%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 844m

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

B
27%
C
14%

Based on 41 properties · Confidence: high

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£186,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2018 · CAGR

+7.1%

Total change

+219%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.2%

per year

Acceleration

-92.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£105k£150k+42.9%1
Help-to-Buy recovery2016–2016£304k£304k+0%1
Brexit uncertainty2018–2018£335k£335k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
9.1 min walk
West Ham

Nearby stations

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

51

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

1.6 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

10

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)31
Nearest car park98m
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: 6.7 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 31%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

BALAAM STREET PRACTICE

113 BALAAM STREET, PLAISTOW, E13 8AF

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 · 868 m
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

463

Parks (1km)

35

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

10

Convenience

Nearest supermarketLocal Express · 526 m
3 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)

1.2km

Post office

Nearby shops

So Nice Market214 m
Shop Wise226 m
Balaam Supermarket262 m
Pyps Newsagent319 m

Nearby cafes

So Nice Restaurant210 m
Al Khalifa220 m
Vongs Kitchen255 m
Cornerstone318 m

Nearby restaurants

Bamboo Garden Sushi158 m
Beijing House225 m
New Taz234 m
Uncle Jim's Fish Bar238 m

Nearby pubs

The Abbey Arms340 m
South West Ham Labour Club408 m
The Red House514 m
The Black Lion552 m

Nearby gyms

The Gym676 m
The Compound718 m
Newham Boys Amateur Boxing Club873 m

Nearby pharmacies

Newmans Pharmacy360 m
Britannia Pharmacy494 m
Daystar Pharmacy496 m
Rohpharm Pharmacy699 m

Nearby health

Newham CAMHS284 m
Abbey Arms Dental Clinic371 m
Essex Lodge Surgery413 m
East London Dental Care427 m
Food hygiene (5-star)35% of 135

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

A

High street health

Registered businesses

3EYES CAPITAL SERVICES LTD
KAY RIGGING LTD
Z SOFT SOLUTION LTD

Investment

Investment grade, yield and market outlook

70

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

36.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,051m
Crossrail 2 route7,193m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,888 nationally

2,373

Est. population

18,059/km²

51%

Employed

31%

Degree educated

£35,500

Median income

10.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

29%
23%
21%
18%
Under 1829%
18–3423%
35–4921%
50–6418%
65+9%

Tenure

14%
24%
51%
Own outright9%
Own (mortgage)14%
Private rent24%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

20%
30%
25%
White British20%
White Other12%
Asian30%
Black25%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine28%
No car household58%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent51%
Private rent24%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
22
Local approval rate
96%
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)
34
Largest scheme
80 homes · Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL
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
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
LAND TO REAR OF, LAND TO REAR OF, GRANGE ROAD, E1322 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 0EQ

Full postcodeE13 0EQ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.525291
Longitude0.022417
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
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Mail
Food Standards
Agency
Ofcom
Met
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