Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52659, 0.02197

E13 8AW— Plaistow West & Canning Town East, Newham

Location and area intelligence for E13 8AW, Plaistow West & Canning Town East, Newham

The family fortress

 

Schools 100%Safety 78/100Transport 50/100Yield 5.02%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
78
Schools
100
Transport
50
Environment
69
Investment
73

The bottom line

E13 8AW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

Check your dealbreakers

Toggle the things that matter to you — see how E13 8AW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E13 8AW meets your needs.

Location

E13 8AW

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+25.0% vs London avg

Deep-dive guides for E13 8AW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E13 8AW with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E13 8AW 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 · 5 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 9 min walk

P8: -0.28A8: 45.6

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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.4 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other21%
Vehicle crime9%
Theft7%
Robbery5%
Drug offences3%
Burglary3%

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 · 957m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area123 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_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 suitableYes
EPC upgrade costMedium
Rebuild cost estimate£307,500
Rebuild cost per m²£2,500/m²

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

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
7.4 min walk
West Ham

Nearby stations

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

47

Walkability score

180

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

12

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)58
Nearest car park200m
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 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: 6.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 19%
More green space than 77% 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 yield853.2 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

10

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 949 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

541

Parks (1km)

35

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Black Lion (411 m)

Nearest supermarketLocal Express · 656 m
3 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)

1.1km

Post office

Nearby shops

Shop Wise140 m
Nawrish Store230 m
Balaam Food and Wine240 m
So Nice Market361 m

Nearby cafes

So Nice Restaurant356 m
Al Khalifa367 m
Vongs Kitchen402 m
Cornerstone466 m

Nearby restaurants

Bamboo Garden Sushi137 m
Munchy Grill148 m
Kate's Cafe & Restaurant177 m
Moes Grill354 m

Nearby pubs

The Black Lion411 m
Victoria Tavern454 m
The Abbey Arms487 m
South West Ham Labour Club503 m

Nearby gyms

The Gym530 m
The Compound630 m
Newham Boys Amateur Boxing Club743 m

Nearby pharmacies

Daystar Pharmacy375 m
Newmans Pharmacy505 m
Britannia Pharmacy544 m
Rohpharm Pharmacy552 m

Nearby health

Essex Lodge Surgery389 m
Newham CAMHS432 m
East London Dental Care467 m
mydentist512 m
Food hygiene (5-star)35% of 124

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACE TYER COLLECTIONS LTD

Investment

Investment grade, yield and market outlook

73

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 score20/100
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

40.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,163m
Crossrail 2 route7,118m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,614 nationally

1,830

Est. population

23,576/km²

58%

Employed

35%

Degree educated

£35,300

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

26%
29%
22%
17%
Under 1826%
18–3429%
35–4922%
50–6417%
65+7%

Tenure

15%
19%
34%
28%
Own outright14%
Own (mortgage)19%
Private rent34%
Social rent28%
Shared ownership4%
Rent free0%

Ethnicity

19%
35%
23%
White British13%
White Other19%
Asian35%
Black23%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine20%
No car household50%
Unemployed8%
No qualifications23%

Housing tenure (Census 2021)

Private rent34%
Social rent28%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
24
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)
216
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 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
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

Live in E13 8AW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E13 8AW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E13 8AW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E13 8AW

Full postcodeE13 8AW
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.526594
Longitude0.021970
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