Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52047, 0.01798

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

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

The practical family move

 

Schools 100%Safety 81/100Transport 48/100~5% yield · indicativeOnly 3 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
48
Environment
66
Investment
55

The bottom line

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

The catch: high noise levels nearby.

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Location

E13 8EQ

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-8.0% vs London avg

Deep-dive guides for E13 8EQ

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

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“The practical family move”

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How E13 8EQ 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 · 11 min walk

10 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is 8% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£13,958/m²
Price per ft²£1,297/ft²
Avg floor area48.5 m²

EPC breakdown

B
3%
C
36%
D
51%
E
10%
F
1%

Based on 101 properties · Confidence: high

Street mix

Terraced 38%Flat 28%Other 34%

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£121,250
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

2000–2015 · CAGR

+5.4%

Total change

+120%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.3%

per year

Acceleration

-79.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£65k£65k+0%2
Post-dot-com plateau2001–2004£80k£190k+137.5%1.5
Pre-crash peak2005–2007£263k£313k+19%3.5
GFC & correction2008–2012£150k£218k+45%2.5
Help-to-Buy recovery2015–2015£143k£143k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.4% alpha

Weakest performer

Terraced

-4.1% alpha

Flat/maisonette-3.4% α
Local
9.5%
District
12.9%
Terraced-4.1% α
Local
-2.7%
District
1.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

64

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

9

EV chargers (800m)

Total spaces (800m)90
Nearest car park21m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed389 Mbps
Median download393 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: 6.3 km away✗ Not Green Belt✗ Not AONB12% 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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

6 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalA&E Department · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

308

Parks (1km)

47

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

11

Convenience

Nearest supermarketLocal Express · 137 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Sakisatsu46 m
Albina74 m
Damla Supermarket85 m
Food & Wine86 m

Nearby cafes

Candy Crush Desserts50 m
BJ's Pie & Mash210 m
Due Amici259 m
Britannia344 m

Nearby restaurants

Pearl City42 m
Jol Sagar42 m
Max's54 m
Nikki's Place57 m

Nearby pubs

Charlie's Bar90 m
The Red House124 m
The Princess Alexandra169 m
The Abbey Arms373 m

Nearby gyms

Fitness4Less748 m
The Gym837 m
Rise Climbing1.1 km
Luv Yourself Space1.1 km

Nearby pharmacies

Newmans Pharmacy344 m
Osbon Pharmacy426 m
Jetsol Pharmacy461 m
Berg's Pharmacy683 m

Nearby health

Abbey Arms Dental Clinic327 m
The Canning Town Dental Practice438 m
Newham CAMHS471 m
Star Lane Medical Centre510 m
Food hygiene (5-star)37% of 133

Business

Local businesses registered here

Active businesses
42
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

A NEW LOOK BARBER SHOP LTD
ABSOLUTE GIFT (U.K) LIMITED
AHC FOODS LTD
AJE DIGITALS LIMITED
AL - BARKT 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 score22/100
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

12/100

Velocity score

Future outlook

51.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,433m
Crossrail 2 route7,102m

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)
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)
13
Planning apps (3 years)
16
Local approval rate
92%
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
HOWARDS ROAD, E1377 homes
completed
213 To 217, 213 To 217, Barking Road, Canning Town, E16 4HH44 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 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 8EQ

Full postcodeE13 8EQ
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.520467
Longitude0.017980
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