Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52214, 0.02167

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 62/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
75
Schools
60
Transport
62
Environment
68
Investment
55

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E13 8EE

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-15.5% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for E13 8EE

🛡️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 8EE 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 · 3 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 7 min walk

P8: +0.10A8: 49.0

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+14% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour12%
Vehicle crime11%
Theft6%
Burglary6%
Drug offences5%
Robbery3%

Road safety

95

Road safety score

5

Accidents (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Plaistow Fire Station · 761m

Crime is +58% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,157/m²
Price per ft²£293/ft²
Avg floor area40.1 m²

EPC breakdown

C
22%
D
32%
E
26%
F
16%
G
6%

Based on 102 properties · Confidence: high

Street mix

Semi 1%Terraced 14%Detached 1%Flat 71%Other 14%

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£100,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.9%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.0%

per year

Acceleration

+102.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 82 sales

Property Type Mix

Total: 82 sales

Detached1.2%
Semi-detached1.2%
Terraced14.6%
Flat/maisonette82.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£50k£67k+34%1
Post-dot-com plateau2001–2004£145k£130k-10.3%4
Pre-crash peak2005–2007£130k£150k+15.4%5.7
GFC & correction2008–2011£140k£125k-10.7%2.5
Help-to-Buy recovery2013–2016£75k£90k+20%4
Brexit uncertainty2017–2019£144k£170k+18.4%3
Pandemic surge2020–2021£283k£185k-34.5%1.5
Rate-rise correction2022–2023£150k£185k+23.3%3.5
Current market2024–2025£100k£157k+57%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.4% alpha

Weakest performer

Flat/maisonette

-2.8% alpha

Terraced+3.4% α
Local
23.8%
District
20.4%
Flat/maisonette-2.8% α
Local
1.9%
District
4.7%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
6.6 min walk
Canning Town

Nearby stations

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

62

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

1.4 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)

9

EV chargers (800m)

Total spaces (800m)58
Nearest car park178m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed429 Mbps
Median download418 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 22%
More green space than 75% of London

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

7 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 886 m
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

354

Parks (1km)

33

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

16

Convenience

Nearest supermarketLocal Express · 191 m
4 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)

1.5km

Post office

Nearby shops

Junaid Halal Meat16 m
Angels Bakery42 m
Thava Foodstores59 m
Farm House65 m

Nearby cafes

Britannia27 m
Due Amici70 m
Vongs Kitchen109 m
BJ's Pie & Mash117 m

Nearby restaurants

Whitechapel Fried Chicken21 m
E13 Grill & Restaurant29 m
Chicken City32 m
Mr P.79 m

Nearby pubs

The Abbey Arms62 m
The Red House193 m
Charlie's Bar406 m
South West Ham Labour Club482 m

Nearby gyms

The Gym1.0 km
The Compound1.0 km

Nearby pharmacies

Newmans Pharmacy40 m
Britannia Pharmacy650 m
Osbon Pharmacy739 m
Jetsol Pharmacy760 m

Nearby health

Abbey Arms Dental Clinic32 m
Newham CAMHS155 m
East London Dental Care618 m
mydentist654 m
Food hygiene (5-star)38% of 106

Business

Local businesses registered here

Active businesses
139
New (last 12 months)
39
Dissolved (last 12 months)
0
Industry diversity
68
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

385 KEBANA PINDI LTD
ABAYLADE GLOBAL VENTURES LIMITED
ADVEKS LTD
ADVERLUX LTD
AHMAD CASH AND CARRY LTD

+15 more

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,719m
Crossrail 2 route7,266m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,888 nationally

2,373

Est. population

18,059/km²

51%

Employed

31%

Degree educated

£35,500

Median income

10.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

29%
23%
21%
18%
Under 1829%
18–3423%
35–4921%
50–6418%
65+9%

Tenure

14%
24%
51%
Own outright9%
Own (mortgage)14%
Private rent24%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

20%
30%
25%
White British20%
White Other12%
Asian30%
Black25%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine28%
No car household58%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent51%
Private rent24%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
18
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)
76
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)

Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 homes
completed
6-8, 6-8, SEWELL STREET, THIRD AVENUE, E1330 homes
completed
LAND TO REAR OF, LAND TO REAR OF, GRANGE ROAD, E1322 homes
completed
44-46, 44-46, Balaam Street, Plaistow, E13 8AQ21 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 8EE

Full postcodeE13 8EE
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.522139
Longitude0.021672
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