Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52080, 0.01983

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

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 66/100Yield 5.02%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
77
Schools
60
Transport
66
Environment
65
Investment
74

The bottom line

E13 8BJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

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

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Do you have or plan to have school-age children?
Do you work from home?
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Location

E13 8BJ

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-13.1% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for E13 8BJ

🛡️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🔒 Very Safe

“The practical family move”

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How E13 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ravenscroft Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 5 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour15%
Vehicle crime12%
Theft7%
Drug offences7%
Burglary5%
Robbery3%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 880m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area39 m²

EPC breakdown

B
31%

Based on 31 properties · Confidence: high

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£97,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (community)
GlazingFully double glazed
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
Better than 76% of London
Custom HouseDLR line
6.9 min walk
Canning Town

Nearby stations

Canning TownNational Rail
13 min walk
Canning Town DLR StationDLR
14 min walk
Canning Town Underground StationJubilee
14 min walk
Plaistow Underground StationHammersmith & City · District
15 min walk
Royal Victoria DLR StationDLR
16 min walk
No bus stops within 400m

66

Walkability score

172

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

14

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)62
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

9 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

305

Parks (1km)

35

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

15

Convenience

Nearest supermarketLocal Express · 5 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

1st Impression44 m
Food & Wine51 m
Best Barber92 m
De Londres Congo Shop103 m

Nearby cafes

BJ's Pie & Mash81 m
Candy Crush Desserts98 m
Due Amici131 m
Britannia223 m

Nearby restaurants

Acai Na Tigela27 m
Bronze Lounge52 m
Little Italy Pizza57 m
Samrat58 m

Nearby pubs

The Red House34 m
Charlie's Bar218 m
The Abbey Arms247 m
The Princess Alexandra297 m

Nearby gyms

The Gym1.1 km

Nearby pharmacies

Newmans Pharmacy218 m
Osbon Pharmacy558 m
Jetsol Pharmacy594 m
Berg's Pharmacy806 m

Nearby health

Abbey Arms Dental Clinic200 m
Newham CAMHS347 m
The Canning Town Dental Practice562 m
Star Lane Medical Centre642 m
Food hygiene (5-star)38% of 113

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

74

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 score19/100
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

40.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,527m
Crossrail 2 route7,204m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,085 nationally

2,261

Est. population

15,464/km²

56%

Employed

34%

Degree educated

£36,500

Median income

10.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
25%
24%
17%
Under 1825%
18–3425%
35–4924%
50–6417%
65+9%

Tenure

13%
18%
36%
32%
Own outright13%
Own (mortgage)18%
Private rent36%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

20%
18%
29%
22%
White British20%
White Other18%
Asian29%
Black22%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine25%
No car household56%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent36%
Social rent32%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
18
Local approval rate
94%
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)
79
Largest scheme
649 homes · Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ
Pipeline pressure
NONE

Named schemes (500m)

Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ649 homes
completed
Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL80 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 homes
completed
Development Site At 34 To 36, Sutton Road, Plaistow, E13 8EX29 homes
completed
FAIRBAIRN HALL, 310, FAIRBAIRN HALL, 310, BARKING ROAD, E1325 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 8BJ

Full postcodeE13 8BJ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.520804
Longitude0.019825
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