Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52928, 0.02330

E13 3DQ— Plaistow West & Canning Town East, Newham

Location and area intelligence for E13 3DQ, Plaistow West & Canning Town East, Newham

The family fortress

 

Schools 100%Safety 81/100Transport 52/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
67
Safety
81
Schools
100
Transport
52
Environment
71
Investment
71

The bottom line

E13 3DQ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

E13 3DQ

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-16.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E13 3DQ

🛡️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 3DQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Curwen Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 6 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 20 min walk

10 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.4 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour22%
Vehicle crime11%
Theft5%
Burglary4%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area128 m²

EPC breakdown

B
8%

Based on 8 properties · Confidence: low

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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£320,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.10 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
5.6 min walk
West Ham

Nearby stations

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

49

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

1.8 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

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)80
Nearest car park93m
Santander docks (800m)0
Nearest cycle dock1.8 km

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 46%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 suitableNo
EPC upgrade costMinimal

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

10

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalA&E Department · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

618

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarket593 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

971m

Post office

Nearby shops

Balaam Food and Wine128 m
E&S Food Centre134 m
Nawrish Store139 m
Mass Food Centre192 m

Nearby cafes

Dudleys341 m
Matt Cup Roastery408 m
Rainbow Cafe429 m
Ali's Deli Cafe586 m

Nearby restaurants

Moes Grill47 m
E13 Kebabish74 m
Lobito House87 m
Brunsy Oyster And Seafood Bar99 m

Nearby pubs

The Black Lion111 m
Victoria Tavern235 m
The Lord Stanley347 m
South West Ham Labour Club668 m

Nearby gyms

The Gym353 m
The Compound389 m
Newham Boys Amateur Boxing Club431 m

Nearby pharmacies

Daystar Pharmacy96 m
Rohpharm Pharmacy369 m
Newmans Pharmacy573 m
Britannia Pharmacy618 m

Nearby health

Essex Lodge Surgery367 m
The Project Surgery391 m
East London Dental Care541 m
mydentist573 m
Food hygiene (5-star)35% of 97

Business

Local businesses registered here

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

High street

A

High street health

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 score18/100
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

37.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,470m
Crossrail 2 route7,121m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,994 nationally

1,810

Est. population

27,589/km²

55%

Employed

34%

Degree educated

£35,300

Median income

7.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

25%
26%
23%
16%
Under 1825%
18–3426%
35–4923%
50–6416%
65+11%

Tenure

27%
49%
Own outright9%
Own (mortgage)11%
Private rent27%
Social rent49%
Shared ownership4%
Rent free0%

Ethnicity

16%
18%
32%
24%
White British16%
White Other18%
Asian32%
Black24%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household57%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
19
Local approval rate
97%
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)
188
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)

Former Watts Point and BETA Club Site, Former Watts Point and BETA Club Site, Stratford Road, Plaistow, E13 0NB85 homes
completed
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
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 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 3DQ

Full postcodeE13 3DQ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.529278
Longitude0.023300
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