Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52052, 0.02042

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

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 62/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
62
Environment
65
Investment
53

The bottom line

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

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Location

E13 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E13 8HT

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E13 8HT 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour21%
Vehicle crime16%
Burglary5%
Drug offences4%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 840m

Crime is +31% above 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£5,784/m²
Price per ft²£537/ft²
Avg floor area80 m²

EPC breakdown

C
7%
D
31%
E
2%

Based on 40 properties · Confidence: high

Street mix

Terraced 97%Other 3%

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£200,000
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, 100 mm loft insulation
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

+7.2%

Total change

+650%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.0%

per year

Acceleration

+37.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£90k+44.8%1.8
Post-dot-com plateau2001–2004£102k£176k+73.9%1.8
Pre-crash peak2005–2007£204k£162k-20.6%2.3
GFC & correction2008–2012£242k£240k-0.8%1.8
Help-to-Buy recovery2014–2014£295k£295k+0%1
Brexit uncertainty2017–2019£350k£340k-2.9%1.3
Pandemic surge2020–2020£435k£435k+0%1
Rate-rise correction2023–2023£375k£375k+0%1
Current market2026–2026£465k£465k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
9.7%
District
9.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing11
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Canning TownNational Rail
14 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

157

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

13

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)62
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock1.3 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: 6.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

1

Care homes (1km)

Nearest hospitalA&E Department · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

286

Parks (1km)

33

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

17

Convenience

Nearest supermarketLocal Express · 53 m
4 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)

1.4km

Post office

Nearby shops

Food & Wine84 m
1st Impression93 m
De Londres Congo Shop106 m
Valery Grocery108 m

Nearby cafes

BJ's Pie & Mash87 m
Candy Crush Desserts125 m
Due Amici130 m
Britannia224 m

Nearby restaurants

Acai Na Tigela67 m
Samrat69 m
Little Italy Pizza88 m
Pizza Hut Delivery97 m

Nearby pubs

The Red House85 m
The Abbey Arms241 m
Charlie's Bar245 m
The Princess Alexandra322 m

Nearby gyms

The Gym1.2 km

Nearby pharmacies

Newmans Pharmacy212 m
Osbon Pharmacy586 m
Jetsol Pharmacy629 m
Berg's Pharmacy821 m

Nearby health

Abbey Arms Dental Clinic195 m
Newham CAMHS340 m
The Canning Town Dental Practice579 m
Star Lane Medical Centre679 m
Food hygiene (5-star)38% of 111

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ALISAR PROSPECTS TRAINING C.I.C.
BLITZ TRAINING CENTER LTD
DOTECH LTD
LD CIPHER LTD
MAIG SERVICES LIMITED

+5 more

Investment

Investment grade, yield and market outlook

53

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 score20/100
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 / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,519m
Crossrail 2 route7,255m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,847 nationally

2,558

Est. population

11,347/km²

68%

Employed

45%

Degree educated

£36,500

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

26%
32%
25%
Under 1826%
18–3432%
35–4925%
50–6411%
65+6%

Tenure

25%
27%
33%
Own outright7%
Own (mortgage)25%
Private rent27%
Social rent33%
Shared ownership8%
Rent free0%

Ethnicity

22%
24%
22%
21%
White British22%
White Other24%
Asian22%
Black21%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
18
Local approval rate
100%
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)
75
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 8HT

Full postcodeE13 8HT
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.520524
Longitude0.020418
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