Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52733, 0.02455

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

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

The family fortress

 

Schools 100%Safety 77/100Transport 54/100Yield 5.41%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
77
Schools
100
Transport
54
Environment
73
Investment
61

The bottom line

E13 8RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £355,000 median — a strong choice for Families.

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Location

E13 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-31.7% vs London avg
vs London income-16.0% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for E13 8RB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E13 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Curwen Primary School

Outstanding · Inspected Nov 2023 · 5 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 7 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 17 min walk

11 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

85.5 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-5% vs borough

Crime by type

Violence & sexual offences28%
Other23%
Anti-social behaviour18%
Vehicle crime12%
Drug offences7%
Theft6%
Robbery4%
Burglary2%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 891m

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£355,000

Median sale price

Bottom 25% — 32% below London median

£355,000 is 32% below the London median (£520,000)

-28.8%

This year

Flat

Dominant type

Price history

5-year change
+22.4%
Sales (24 months)6
New build0.0%
Avg flat£355,000
Price per m²£7,585/m²
Price per ft²£705/ft²
Avg floor area46.9 m²

EPC breakdown

C
21%
D
24%
E
9%
F
2%

Based on 56 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Stamp duty

Standard buyer£5,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.1×

Price-to-income

£1,776/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£117,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, 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

2000–2026 · CAGR

+5.3%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.8%

per year

Acceleration

-148.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 44 sales

Property Type Mix

Total: 44 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£67k£67k+0%4
Post-dot-com plateau2001–2004£56k£136k+142.9%2.2
Pre-crash peak2006–2007£134k£178k+33%4.5
GFC & correction2008–2008£150k£150k+0%1
Help-to-Buy recovery2013–2016£135k£213k+57.4%2
Brexit uncertainty2017–2017£223k£223k+0%3
Pandemic surge2021–2021£290k£290k+0%1
Rate-rise correction2022–2023£204k£166k-18.4%2.5
Current market2025–2026£365k£260k-28.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Plaistow Underground StationHammersmith & City line
8 min walk
West Ham

Nearby stations

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

54

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

12

EV chargers (800m)

Total spaces (800m)62
Nearest car park323m
Santander docks (800m)0
Nearest cycle dock1.8 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

1 min walk

72%

Recommend GP

72%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 835 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

492

Parks (1km)

40

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarket439 m
1 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)

932m

Post office

Nearby shops

Shop Wise58 m
Nawrish Store95 m
Balaam Food and Wine107 m
Mass Food Centre182 m

Nearby cafes

Coffee Palace400 m
The Bellas409 m
Ali's Deli Cafe417 m
So Nice Restaurant459 m

Nearby restaurants

Kate's Cafe & Restaurant43 m
Munchy Grill55 m
Bamboo Garden Sushi116 m
Grill Feast240 m

Nearby pubs

The Black Lion343 m
South West Ham Labour Club437 m
Victoria Tavern453 m
The Lord Stanley488 m

Nearby gyms

The Compound447 m
The Gym560 m
Newham Boys Amateur Boxing Club622 m

Nearby pharmacies

Daystar Pharmacy245 m
Newmans Pharmacy359 m
Britannia Pharmacy413 m
Rohpharm Pharmacy579 m

Nearby health

Essex Lodge Surgery203 m
East London Dental Care332 m
mydentist371 m
Newham CAMHS503 m
Food hygiene (5-star)32% of 148

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

61

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score28/100
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

61.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,322m
Crossrail 2 route7,265m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,665 nationally

1,895

Est. population

28,046/km²

62%

Employed

38%

Degree educated

£35,300

Median income

9.1%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

28%
29%
22%
14%
Under 1828%
18–3429%
35–4922%
50–6414%
65+7%

Tenure

15%
40%
31%
Own outright10%
Own (mortgage)15%
Private rent40%
Social rent32%
Shared ownership3%
Rent free1%

Ethnicity

13%
19%
35%
17%
White British13%
White Other19%
Asian35%
Black17%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine22%
No car household50%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-16.0%
Price vs London-31.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
22
Local approval rate
97%
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)
20
Largest scheme
106 homes · Brooks Road Estate, 2-64 & 1-23, Brooks Road Estate, 2-64 & 1-23, Stratford Road, South of 11-21 & 35-45 Pelly Road, Bates & Smith Points, Plaistow, E13 0NB
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
Land at 4 - 8, Land at 4 - 8, Richmond Street, Plaistow, E13 9AA57 homes
completed
143a & 143b, 143a & 143b, Balaam Street, 2 & 2a Sewell Street, Plaistow, E13 8AF41 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£355,000)

£5,250

Standard buyer

£0

First-time buyer

Save £5,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E13 8RB

Full postcodeE13 8RB
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.527332
Longitude0.024555
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