Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52062, 0.01441

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

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 56/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
65
Schools
100
Transport
56
Environment
68
Investment
60

The bottom line

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

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Location

E13 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for E13 8EP

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

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“High-connectivity investment target”

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How E13 8EP 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 · 4 min walk

KS2: 105.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 3 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1033.3%

+41% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour18%
Vehicle crime7%
Burglary6%
Theft6%
Drug offences6%
Robbery4%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

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 · 1.3km

Crime is +96% 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£5,884/m²
Price per ft²£547/ft²
Avg floor area76.5 m²

EPC breakdown

C
15%
D
19%
E
3%

Based on 37 properties · Confidence: high

Street mix

Semi 4%Terraced 96%

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£191,250
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)
RoofPitched, no insulation (assumed)
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

1997–2026 · CAGR

+6.6%

Total change

+534%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.5%

per year

Acceleration

-80.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached4%
Terraced96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£84k+50.9%2.5
Post-dot-com plateau2001–2004£71k£160k+126.5%3.8
Pre-crash peak2005–2007£180k£215k+19.4%3
GFC & correction2012–2012£200k£200k+0%1
Help-to-Buy recovery2013–2016£210k£400k+90.2%1.3
Brexit uncertainty2017–2019£359k£353k-1.8%1.7
Pandemic surge2020–2021£310k£548k+76.8%1
Rate-rise correction2022–2023£467k£380k-18.6%1
Current market2025–2026£550k£355k-35.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
9%
District
8.8%

CAGR over 20yr 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 Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canning Town DLR StationDLR line
9.9 min walk
Canning Town

Nearby stations

Canning TownNational Rail
9 min walk
Canning Town DLR StationDLR
11 min walk
Canning Town Underground StationJubilee
11 min walk
West Ham Underground StationJubilee · District
13 min walk
West Ham DLR StationDLR
13 min walk
No bus stops within 400m

59

Walkability score

240

Footpaths (500m)

0

Santander docks (800m)

1.0 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

16

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)101
Nearest car park255m
Santander docks (800m)0
Nearest cycle dock1.0 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 waterMEDIUM
Medium
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: 6.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

3 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

Nearest hospitalA&E Department · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

349

Parks (1km)

44

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

12

Convenience

Nearest supermarketLocal Express · 379 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Moving Forward Enterprise140 m
Novilho de Ouro144 m
Bantuway Express172 m
Damla Supermarket200 m

Nearby cafes

Candy Crush Desserts297 m
Rose's Cafe307 m
Trendy318 m
Creamy Coffee325 m

Nearby restaurants

C Breeze Island139 m
Auntie Nana's153 m
PFC Express155 m
Canaan159 m

Nearby pubs

The Princess Alexandra167 m
Charlie's Bar197 m
Kings Bar337 m
The Red House358 m

Nearby gyms

Fitness4Less592 m
The Gym694 m
East London Rugby Football Club996 m
Strength Ambassadors1.0 km

Nearby pharmacies

Jetsol Pharmacy230 m
Osbon Pharmacy237 m
Berg's Pharmacy540 m
Newmans Pharmacy566 m

Nearby health

Star Lane Medical Centre272 m
The Canning Town Dental Practice319 m
East Village Dental537 m
Abbey Arms Dental Clinic550 m
Food hygiene (5-star)35% of 127

Business

Local businesses registered here

Active businesses
5
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

CHRISTIAN CONSTRUCTION LTD
CRAFT STUDIO ONE LIMITED
JJLEADSOLUTION LTD
M.MUNIR&SONS'S LIMITED
VIKUS TRANS LTD

Investment

Investment grade, yield and market outlook

60

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,328m
Crossrail 2 route6,869m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,872 nationally

2,671

Est. population

17,794/km²

55%

Employed

35%

Degree educated

£35,500

Median income

9.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

29%
32%
17%
16%
Under 1829%
18–3432%
35–4917%
50–6416%
65+6%

Tenure

34%
45%
Own outright7%
Own (mortgage)11%
Private rent34%
Social rent46%
Shared ownership1%
Rent free0%

Ethnicity

14%
19%
23%
35%
White British14%
White Other19%
Asian23%
Black35%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household59%
Unemployed10%
No qualifications21%

Housing tenure (Census 2021)

Social rent46%
Private rent34%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
16
Local approval rate
89%
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)
87
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)

Phase 3 Lumire - Plot 3, Rathbone Market, Phase 3 Lumire - Plot 3, Rathbone Market, Barking Road, E16 1EH216 homes
completed
Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL80 homes
completed
HOWARDS ROAD, E1377 homes
completed
Rawalpindi house, Rawalpindi house, Hermit Road, Canning town, E16 4HR53 homes
completed
213 To 217, 213 To 217, Barking Road, Canning Town, E16 4HH44 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 8EP

Full postcodeE13 8EP
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.520618
Longitude0.014412
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