Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52522, 0.01610

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

Location and area intelligence for E13 0HA, 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

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Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
90
Transport
44
Environment
75
Investment
50

The bottom line

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

Less suited to Car-free commuters.

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Location

E13 0HA

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 0HA

🛡️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 0HA 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 · 1 min walk

KS2: 108.3

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 6 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 15 min walk

9 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

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£3,117/m²
Price per ft²£290/ft²
Avg floor area78.2 m²

EPC breakdown

B
14%
C
10%
D
17%
E
1%
G
1%

Based on 43 properties · Confidence: high

Street mix

Terraced 56%Flat 44%

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£195,500
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(other premises 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

1996–2026 · CAGR

+4.8%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.7%

per year

Acceleration

-50.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 28 sales

Property Type Mix

Total: 28 sales

Terraced64.3%
Flat/maisonette35.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£58k£77k+32.1%2
Post-dot-com plateau2001–2004£60k£170k+183.3%3
Pre-crash peak2005–2007£123k£245k+100%1.7
GFC & correction2008–2012£200k£165k-17.5%1
Help-to-Buy recovery2016–2016£419k£419k+0%2
Brexit uncertainty2019–2019£455k£455k+0%1
Pandemic surge2020–2021£435k£450k+3.4%1.5
Current market2026–2026£240k£240k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8%
District
8.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
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 min walk
West Ham

Nearby stations

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

43

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

1.3 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)125
Nearest car park343m
Santander docks (800m)0
Nearest cycle dock1.3 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: 6.2 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 40%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

9 min walk

10

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

555

Parks (1km)

32

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Red House (522 m)

Nearest supermarketLocal Express · 552 m
2 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)

805m

Post office

Nearby shops

Your Local115 m
Your Treats Bakery119 m
Firat Supermarket365 m
So Nice Market490 m

Nearby cafes

So Nice Restaurant489 m
Al Khalifa492 m
Vongs Kitchen504 m
Britannia522 m

Nearby restaurants

Grange Fried Chicken373 m
Super Wok Oriental Cuisine416 m
Beijing House494 m
New Taz496 m

Nearby pubs

The Red House522 m
The Abbey Arms558 m
Charlie's Bar593 m
The Princess Alexandra633 m

Nearby gyms

East London Rugby Football Club598 m
Strength Ambassadors602 m
The Gym672 m

Nearby pharmacies

Newmans Pharmacy552 m
Rohpharm Pharmacy693 m
Jetsol Pharmacy694 m
Osbon Pharmacy749 m

Nearby health

Abbey Arms Dental Clinic549 m
Newham CAMHS584 m
Star Lane Medical Centre707 m
The Project Surgery794 m
Food hygiene (5-star)36% of 97

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACTION K9 SECURITY LIMITED
AKIES LIMITED
C O R SCAFFOLDING LTD
CHANGE AND TWIST LTD
ECO REPAIRS LTD

+1 more

Investment

Investment grade, yield and market outlook

50

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 months1

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

8/100

Velocity score

Future outlook

39.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,834m
Crossrail 2 route6,783m

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)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
13
Local approval rate
84%
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)
244
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
HERMIT ROAD GARAGES, HERMIT ROAD GARAGES, HERMIT ROAD, E16 4HP34 homes
completed
ELIZABETH FRY SCHOOL, ELIZABETH FRY SCHOOL, SUFFOLK ROAD, E1332 homes
completed
Development Site At 34 To 36, Sutton Road, Plaistow, E13 8EX29 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 0HA

Full postcodeE13 0HA
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.525220
Longitude0.016100
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