Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52530, 0.02000

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 53/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
75
Schools
90
Transport
53
Environment
70
Investment
70

The bottom line

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

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Location

E13 0EW

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 0EW

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

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“The family fortress”

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How E13 0EW 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 16 min walk

11 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 988m

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area88.3 m²

EPC breakdown

C
4%
D
8%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£220,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2013 · CAGR

+7%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-15.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached7.7%
Terraced92.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£108k+72%2.3
Post-dot-com plateau2002–2004£145k£176k+21.4%1
Pre-crash peak2005–2005£185k£185k+0%1
GFC & correction2010–2010£194k£194k+0%1
Help-to-Buy recovery2013–2013£173k£173k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-3.1% alpha

Terraced-3.1% α
Local
5.7%
District
8.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
8.3 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
14 min walk
West Ham DLR StationDLR
14 min walk
Abbey Road DLR StationDLR
17 min walk
No bus stops within 400m

49

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

1.5 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

11

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)31
Nearest car park84m
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 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: 6.5 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.0 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

503

Parks (1km)

37

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Abbey Arms (384 m)

Nearest supermarketLocal Express · 496 m
3 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)

1.1km

Post office

Nearby shops

Your Local239 m
So Nice Market277 m
Balaam Supermarket311 m
Shop Wise333 m

Nearby cafes

So Nice Restaurant273 m
Al Khalifa281 m
Vongs Kitchen306 m
Britannia361 m

Nearby restaurants

Beijing House284 m
New Taz290 m
Uncle Jim's Fish Bar293 m
Bamboo Garden Sushi296 m

Nearby pubs

The Abbey Arms384 m
The Red House475 m
South West Ham Labour Club569 m
The Black Lion586 m

Nearby gyms

The Gym636 m
East London Rugby Football Club801 m
Strength Ambassadors803 m
The Compound828 m

Nearby pharmacies

Newmans Pharmacy392 m
Daystar Pharmacy570 m
Rohpharm Pharmacy660 m
Britannia Pharmacy662 m

Nearby health

Newham CAMHS370 m
Abbey Arms Dental Clinic397 m
Essex Lodge Surgery563 m
East London Dental Care594 m
Food hygiene (5-star)31% of 121

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

ED DRYLINING LTD
PERCIE PROPERTIES LTD
PRIMEPATH PROPERTY GROUP 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

34.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,971m
Crossrail 2 route7,034m

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)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
17
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)
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
Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
HOWARDS ROAD, E1377 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

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 0EW

Full postcodeE13 0EW
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.525297
Longitude0.019995
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
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