Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52473, 0.02551

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

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

The family fortress

 

Schools 100%Safety 75/100Transport 61/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
75
Schools
100
Transport
61
Environment
70
Investment
56

The bottom line

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

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Location

E13 8QA

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 8QA

🛡️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 8QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Kaizen Primary School

Outstanding · Inspected Apr 2024 · 5 min walk

KS2: 109.4

—

Secondary

Lister Community School

Not yet inspected · 11 min walk

P8: -0.28A8: 45.6

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 · 13 min walk

10 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

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 · 636m

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£4,883/m²
Price per ft²£454/ft²
Avg floor area80.4 m²

EPC breakdown

C
6%
D
25%
E
4%

Based on 35 properties · Confidence: high

Street mix

Terraced 100%

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£201,000
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, no insulation (assumed)
Heating fuelmains gas (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

1995–2026 · CAGR

+6.3%

Total change

+561%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+15.21

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 44 sales

Property Type Mix

Total: 44 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£75k+23.6%2.2
Post-dot-com plateau2001–2003£98k£145k+48.1%1.3
Pre-crash peak2005–2007£175k£227k+30%2.3
GFC & correction2008–2012£200k£190k-5.2%1.4
Help-to-Buy recovery2013–2015£255k£305k+19.6%2.5
Brexit uncertainty2017–2019£385k£384k-0.2%1.7
Pandemic surge2020–2020£335k£335k+0%2
Rate-rise correction2023–2023£447k£447k+0%1
Current market2024–2026£390k£400k+2.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.1%
District
7.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing1
Trend Position75

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
8.1 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
West HamNational Rail
18 min walk
West Ham Underground StationJubilee · District
18 min walk
West Ham DLR StationDLR
19 min walk
No bus stops within 400m

53

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

1.7 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

10

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)31
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock1.7 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: 6.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 34%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

GREENGATE MEDICAL CENTRE

497 BARKING ROAD, PLAISTOW, E13 8PS

2 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

4

Dentists within 1km

Nearest hospitalA&E Department · 645 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

389

Parks (1km)

38

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

8

Convenience

Nearest supermarket431 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

The Capital Halal Butchers218 m
Bangladesh Cash And Carry246 m
So Nice Market258 m
Pyps Newsagent280 m

Nearby cafes

So Nice Restaurant255 m
Al Khalifa262 m
Cornerstone276 m
Vongs Kitchen289 m

Nearby restaurants

Bamboo Garden Sushi213 m
New World263 m
La Pizza & Pasta263 m
Beijing House266 m

Nearby pubs

South West Ham Labour Club186 m
The Abbey Arms346 m
The Red House585 m
The Black Lion639 m

Nearby gyms

The Compound673 m
The Gym829 m
Newham Boys Amateur Boxing Club908 m

Nearby pharmacies

Newmans Pharmacy230 m
Britannia Pharmacy287 m
Daystar Pharmacy537 m
Rowlands Pharmacy666 m

Nearby health

East London Dental Care235 m
Newham CAMHS248 m
mydentist277 m
Essex Lodge Surgery312 m
Food hygiene (5-star)37% of 142

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

BESPOKE FITOUT LIMITED
QUANTUMWISE LIMITED
SR SULTANA PROPERTIES LIMITED
WEINATIONS CIC
ZBTMA LTD

Investment

Investment grade, yield and market outlook

56

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

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

51.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,100m
Crossrail 2 route7,416m

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)
11
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
22
Local approval rate
93%
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)
23
Largest scheme
80 homes · FORMER WHITFIELDS FACTORY, JEDBURGH HSE., FORMER WHITFIELDS FACTORY, JEDBURGH HSE., JEDBURGH ROAD, E13
Pipeline pressure
NONE

Named schemes (500m)

Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ77 homes
completed
WEST HAM GARAGE SITE, WEST HAM GARAGE SITE, GREENGATE STREET, E13 0AS76 homes
completed
Greengate House, 89, Greengate House, 89, Greengate Street, Plaistow, E13 0BG64 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 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 8QA

Full postcodeE13 8QA
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.524734
Longitude0.025506
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