Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52797, 0.02164

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

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

The family fortress

 

Schools 100%Safety 81/100Transport 52/100~5% 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
100
Transport
52
Environment
70
Investment
55

The bottom line

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

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Location

E13 8BD

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 8BD

🛡️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 8BD 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 · 8 min walk

P8: -0.28A8: 45.6

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 · 19 min walk

10 primaries · 2 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.1km

Crime is 4% 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£7,212/m²
Price per ft²£670/ft²
Avg floor area86.1 m²

EPC breakdown

C
4%
D
19%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Semi 14%Terraced 48%Flat 38%

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£215,250
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(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

1995–2025 · CAGR

+8.4%

Total change

+1011%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.7%

per year

Acceleration

+134.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced47.4%
Flat/maisonette36.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£54k£60k+12%1.2
Post-dot-com plateau2001–2001£90k£90k+0%2
Pre-crash peak2005–2007£127k£205k+61.4%1
GFC & correction2009–2010£250k£250k+0%1
Help-to-Buy recovery2014–2016£368k£266k-27.6%1.5
Brexit uncertainty2019–2019£475k£475k+0%1
Pandemic surge2021–2021£490k£490k+0%1
Current market2024–2025£305k£600k+96.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
5.7 min walk
West Ham

Nearby stations

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

45

Walkability score

207

Footpaths (500m)

0

Santander docks (800m)

1.7 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)58
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock1.7 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 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: 6.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 37%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

9

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 · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

615

Parks (1km)

27

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketLocal Express · 802 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)

1.1km

Post office

Nearby shops

Shop Wise175 m
Nawrish Store176 m
Balaam Food and Wine178 m
E&S Food Centre284 m

Nearby cafes

Matt Cup Roastery418 m
So Nice Restaurant511 m
Al Khalifa521 m
Dudleys526 m

Nearby restaurants

Munchy Grill163 m
Kate's Cafe & Restaurant172 m
Moes Grill232 m
Bamboo Garden Sushi237 m

Nearby pubs

The Black Lion268 m
Victoria Tavern300 m
The Lord Stanley532 m
South West Ham Labour Club619 m

Nearby gyms

The Gym382 m
The Compound556 m
Newham Boys Amateur Boxing Club611 m

Nearby pharmacies

Daystar Pharmacy270 m
Rohpharm Pharmacy404 m
Britannia Pharmacy623 m
Newmans Pharmacy658 m

Nearby health

Essex Lodge Surgery412 m
The Project Surgery467 m
East London Dental Care542 m
mydentist583 m
Food hygiene (5-star)32% of 115

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

CHERRYKAT CAPITAL LTD
CHERRYKAT LIMITED
TWILL CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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

High

Demand

Low

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

51.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route7,286m
Crossrail 2 route7,051m

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)
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)
21
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)
213
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
LAND AT, ADJACENT TO AND BETWEEN, 1, LAND AT, ADJACENT TO AND BETWEEN, 1, HIGH STREET, PLAISTOW ROAD, ASHBURTON TERRACE, PLAISTOW, E1333 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 8BD

Full postcodeE13 8BD
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.527966
Longitude0.021642
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