Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52509, 0.01931

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

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

The family fortress

 

Schools 100%Safety 81/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
44
Environment
70
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 0ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E13 0ET

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 0ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grange Primary School

Good · Inspected Dec 2022 · 2 min walk

KS2: 108.3

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.10A8: 49.0

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 · 16 min walk

12 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.0 incidents per 1,000 residents

Better than 54% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences27%
Other20%
Anti-social behaviour18%
Vehicle crime16%
Drug offences7%
Theft5%
Burglary4%
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 · 1.0km

Crime is 8% below 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£3,476/m²
Price per ft²£323/ft²
Avg floor area62.6 m²

EPC breakdown

C
35%
D
30%

Based on 65 properties · Confidence: high

Street mix

Terraced 21%Flat 79%

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£156,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.2%

Total change

+203%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.4%

per year

Acceleration

-111.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 17 sales

Property Type Mix

Total: 17 sales

Terraced23.5%
Flat/maisonette76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£73k£80k+10.3%1
Post-dot-com plateau2001–2003£70k£135k+92.9%1.5
Pre-crash peak2005–2007£160k£142k-11.6%2.5
Help-to-Buy recovery2015–2016£285k£230k-19.3%1.5
Brexit uncertainty2017–2019£240k£226k-5.8%1
Pandemic surge2021–2021£382k£382k+0%1
Current market2025–2025£220k£220k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
4.2%
District
5.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

46

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

1.4 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

13

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)75
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock1.4 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 waterLOW
Low
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 AONB26% green spaceTree canopy: 31%
More green space than 81% 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

5 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

514

Parks (1km)

35

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Abbey Arms (390 m)

Nearest supermarketLocal Express · 474 m
2 tennis courts

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)

1.0km

Post office

Nearby shops

Your Local186 m
So Nice Market294 m
Balaam Supermarket322 m
Your Treats Bakery342 m

Nearby cafes

So Nice Restaurant291 m
Al Khalifa297 m
Vongs Kitchen318 m
Britannia362 m

Nearby restaurants

Beijing House300 m
New Taz304 m
Uncle Jim's Fish Bar307 m
Pizzano Pizza327 m

Nearby pubs

The Abbey Arms390 m
The Red House451 m
Charlie's Bar597 m
South West Ham Labour Club610 m

Nearby gyms

The Gym656 m
East London Rugby Football Club775 m
Strength Ambassadors777 m
The Compound879 m

Nearby pharmacies

Newmans Pharmacy394 m
Daystar Pharmacy616 m
Rohpharm Pharmacy679 m
Britannia Pharmacy710 m

Nearby health

Newham CAMHS389 m
Abbey Arms Dental Clinic396 m
Essex Lodge Surgery615 m
East London Dental Care643 m
Food hygiene (5-star)33% of 119

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALL MADE MAJOR LTD
DIM TRADING LTD
EFERICO HEALTH LIMITED
HANDH INTEGRATED SERVICES LIMITED
PIZZA HOT FRIED CHICKEN LTD

+1 more

Investment

Investment grade, yield and market outlook

49

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 20% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,928m
Crossrail 2 route6,997m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,851 nationally

1,868

Est. population

17,556/km²

58%

Employed

35%

Degree educated

£39,400

Median income

9.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
28%
24%
17%
Under 1825%
18–3428%
35–4924%
50–6417%
65+6%

Tenure

16%
29%
46%
Own outright8%
Own (mortgage)16%
Private rent29%
Social rent46%
Shared ownership1%
Rent free1%

Ethnicity

21%
16%
24%
24%
White British21%
White Other16%
Asian24%
Black24%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household56%
Unemployed9%
No qualifications21%

Housing tenure (Census 2021)

Social rent46%
Private rent29%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
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)
17
Local approval rate
92%
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)
252
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)

Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL80 homes
completed
HOWARDS ROAD, E1377 homes
completed
Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
6-8, 6-8, SEWELL STREET, THIRD AVENUE, E1330 homes
completed
Development Site At 107 To 109 And 111 To 113, London Road, Plaistow, E13 0DA22 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 0ET

Full postcodeE13 0ET
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.525093
Longitude0.019309
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