Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52371, 0.01964

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

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

The family fortress

 

Schools 100%Safety 81/100Transport 46/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
100
Transport
46
Environment
69
Investment
52

The bottom line

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

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Location

E13 8BU

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-15.5% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E13 8BU

🛡️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 8BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Helen's Catholic Primary School

Outstanding · Inspected Dec 2022 · 2 min walk

KS2: 105.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: +0.10A8: 49.0

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.9 incidents per 1,000 residents

Better than 54% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other22%
Vehicle crime9%
Theft7%
Burglary5%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 941m

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£6,250/m²
Price per ft²£581/ft²
Avg floor area76.2 m²

EPC breakdown

C
5%
D
6%
E
1%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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£190,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1999–2025 · CAGR

+7.4%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

+5.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£75k£95k+26.7%1
Post-dot-com plateau2001–2004£115k£175k+52.2%1.3
Pre-crash peak2005–2006£198k£197k-0.5%1.5
GFC & correction2008–2012£250k£205k-18%1
Help-to-Buy recovery2014–2014£270k£270k+0%2
Brexit uncertainty2018–2018£465k£465k+0%1
Rate-rise correction2022–2022£460k£460k+0%1
Current market2025–2025£480k£480k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Plaistow Underground StationHammersmith & City line
10.4 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
11 min walk
West HamNational Rail
14 min walk
West Ham Underground StationJubilee · District
14 min walk
West Ham DLR StationDLR
14 min walk
Canning Town DLR StationDLR
17 min walk
No bus stops within 400m

58

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

1.4 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

11

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)41
Nearest car park163m
Santander docks (800m)0
Nearest cycle dock1.4 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: 6.4 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 40%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

6 min walk

72%

Recommend GP

72%

Overall GP experience

12

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

455

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

15

Convenience

Nearest supermarketLocal Express · 319 m
3 tennis courts

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

Your Local200 m
So Nice Market203 m
Balaam Supermarket211 m
Junaid Halal Meat226 m

Nearby cafes

Al Khalifa203 m
So Nice Restaurant203 m
Vongs Kitchen209 m
Britannia226 m

Nearby restaurants

Beijing House204 m
New Taz204 m
Uncle Jim's Fish Bar205 m
Pizzano Pizza213 m

Nearby pubs

The Abbey Arms261 m
The Red House298 m
Charlie's Bar459 m
The Princess Alexandra527 m

Nearby gyms

The Gym810 m
East London Rugby Football Club891 m
Strength Ambassadors894 m
Newham Boys Amateur Boxing Club1.1 km

Nearby pharmacies

Newmans Pharmacy257 m
Britannia Pharmacy710 m
Jetsol Pharmacy723 m
Daystar Pharmacy734 m

Nearby health

Abbey Arms Dental Clinic256 m
Newham CAMHS291 m
East London Dental Care655 m
Essex Lodge Surgery672 m
Food hygiene (5-star)34% of 105

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ADI CONTRACTORS LTD
DEA THE HOUSE OF BEAUTY LTD
GOES & SONS PROPERTIES LTD
KAMBUROV LIMITED

Investment

Investment grade, yield and market outlook

52

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 score18/100
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

41.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,804m
Crossrail 2 route7,071m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,001 nationally

2,355

Est. population

17,577/km²

57%

Employed

34%

Degree educated

£35,500

Median income

10.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

26%
24%
24%
18%
Under 1826%
18–3424%
35–4924%
50–6418%
65+8%

Tenure

17%
29%
40%
Own outright11%
Own (mortgage)17%
Private rent29%
Social rent40%
Shared ownership3%
Rent free0%

Ethnicity

18%
15%
30%
26%
White British18%
White Other15%
Asian30%
Black26%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine28%
No car household49%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent39%
Private rent29%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
16
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)
78
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)

Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL80 homes
completed
Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
HOWARDS ROAD, E1377 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 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

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Key facts for E13 8BU

Full postcodeE13 8BU
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.523712
Longitude0.019637
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
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