Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52647, 0.02453

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

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

The family fortress

 

Schools 100%Safety 78/100Transport 58/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
78
Schools
100
Transport
58
Environment
72
Investment
75

The bottom line

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

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Location

E13 8RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E13 8RD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E13 8RD 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 · 6 min walk

KS2: 108.7

—

Secondary

Lister Community School

Not yet inspected · 9 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.5 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour18%
Vehicle crime11%
Theft6%
Drug offences5%
Robbery5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 819m

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area55 m²

EPC breakdown

C
11%
D
10%
E
4%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 67%Detached 33%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£137,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+5.2%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

-137.44

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Terraced80%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£145k£145k+0%2
Post-dot-com plateau2004–2004£170k£170k+0%1
Brexit uncertainty2019–2019£407k£407k+0%1
Pandemic surge2021–2021£415k£415k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
10.6 min walk
West Ham

Nearby stations

Plaistow Underground StationHammersmith & City · District
9 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
18 min walk
No bus stops within 400m

53

Walkability score

159

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

11

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)52
Nearest car park291m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

11

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 785 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

452

Parks (1km)

42

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

No pubs within 400m — nearest: South West Ham Labour Club (361 m)

Nearest supermarket437 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

969m

Post office

Nearby shops

Shop Wise90 m
Nawrish Store188 m
Balaam Food and Wine201 m
Mass Food Centre270 m

Nearby cafes

Coffee Palace367 m
So Nice Restaurant368 m
Al Khalifa379 m
The Bellas391 m

Nearby restaurants

Bamboo Garden Sushi45 m
Munchy Grill109 m
Kate's Cafe & Restaurant124 m
La Pizza & Pasta328 m

Nearby pubs

South West Ham Labour Club361 m
The Black Lion435 m
The Abbey Arms491 m
Victoria Tavern532 m

Nearby gyms

The Compound527 m
The Gym632 m
Newham Boys Amateur Boxing Club718 m

Nearby pharmacies

Newmans Pharmacy312 m
Daystar Pharmacy341 m
Britannia Pharmacy371 m
Rohpharm Pharmacy652 m

Nearby health

Essex Lodge Surgery222 m
East London Dental Care292 m
mydentist336 m
Newham CAMHS408 m
Food hygiene (5-star)34% of 154

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ARJE ENTERPRISES LTD
CHRIST MEDIA FOR NATIONS LTD
EMR CLAIMS LTD
FAIZU SOLUTIONS LIMITED
JB CLEAR IMAGE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

45.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,237m
Crossrail 2 route7,292m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,819 nationally

2,187

Est. population

29,300/km²

60%

Employed

35%

Degree educated

£35,300

Median income

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

27%
26%
25%
15%
Under 1827%
18–3426%
35–4925%
50–6415%
65+6%

Tenure

17%
20%
38%
24%
Own outright17%
Own (mortgage)20%
Private rent38%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

22%
32%
25%
White British13%
White Other22%
Asian32%
Black25%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household48%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent38%
Social rent24%

vs. London

Income vs London-16.0%

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)
1
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
22
Local approval rate
96%
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)
19
Largest scheme
77 homes · Former 48 to 54, Former 48 to 54, Grange Road, Plaistow, E13 0EJ
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

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Key facts for E13 8RD

Full postcodeE13 8RD
Postcode districtE13
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.526469
Longitude0.024531
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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