Canning Town North · Newham · West Ham and Beckton constituency · 51.52584, 0.00549

E15 3AD— Canning Town North, Newham

Location and area intelligence for E15 3AD, Canning Town North, Newham

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 62/100Yield 4.17%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
71
Schools
60
Transport
62
Environment
63
Investment
62

The bottom line

E15 3AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E15 3AD

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-6.2% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for E15 3AD

🛡️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

“High-connectivity investment target”

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How E15 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gainsborough Primary School

Not yet inspected · Inspected Jan 2025 · 1 min walk

KS2: 105.0

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 6 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+39% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime12%
Theft9%
Drug offences6%
Robbery4%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stratford Fire Station · 2.0km

Crime is +94% above London average

Property

Prices, sales volume and market trends

Avg floor area67.8 m²

EPC breakdown

C
16%
D
11%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 13%Flat 88%

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£169,500
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+6.8%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.2%

per year

Acceleration

-9.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£50k£50k+0%1
Pre-crash peak2007–2007£200k£200k+0%1
Help-to-Buy recovery2013–2016£160k£325k+103.1%1
Brexit uncertainty2017–2019£380k£295k-22.4%1
Rate-rise correction2023–2023£200k£200k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

West HamNational Rail
3 min walk
West Ham DLR StationDLR
3 min walk
West Ham Underground StationJubilee · District
3 min walk
Abbey Road DLR StationDLR
9 min walk
Plaistow Underground StationHammersmith & City · District
13 min walk
5 bus routes · 3 stops within 400m · 52 buses/hr peak

51

Walkability score

180

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria43 min ↑
Waterloo36 min ↓
Canary Wharf ★24 min
City30 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)

1

EV chargers (800m)

Total spaces (800m)155
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
UKMail Visitor Parking
470m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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 yield853.1 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

9 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

Nearest hospitalA&E Department · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

342

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Arch 1 (402 m)

Nearest supermarketLina Food Centre · 785 m
1 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)

1

Cinemas (2km)

202m

Post office

Nearby shops

West Ham Food203 m
Nisa Local233 m
Firat Supermarket380 m
Your Treats Bakery621 m

Nearby cafes

Rial202 m
Grassroots233 m
Riverside Cafe908 m
Jerky's Spot993 m

Nearby restaurants

Indo-Grill97 m
Station Fish Bar203 m
Grange Fried Chicken372 m
Star Lane Pizza Bar560 m

Nearby pubs

Arch 1402 m
The Cody Dock Bar981 m
Kings Bar1.0 km
Eadn London1.0 km

Nearby gyms

East London Rugby Football Club499 m
Strength Ambassadors509 m
Fitness4Less1.1 km

Nearby pharmacies

Wagpharm Chemist795 m
Jetsol Pharmacy799 m
Osbon Pharmacy908 m
Berg's Pharmacy1.1 km

Nearby health

Star Lane Medical Centre761 m
East Village Dental1.1 km
Food hygiene (5-star)60% of 45

Business

Local businesses registered here

Active businesses
8
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

25.II.25 LIMITED
CITYHIGHTS LTD
DAUGHTERS TRADING LTD
GARNETT TRANSPORT LTD
IMPRESSION VENUE LTD

+3 more

Investment

Investment grade, yield and market outlook

62

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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

30.3

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,540m
Crossrail 2 route6,071m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,969 nationally

1,342

Est. population

28,459/km²

62%

Employed

42%

Degree educated

£39,400

Median income

10.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

22%
29%
23%
19%
Under 1822%
18–3429%
35–4923%
50–6419%
65+7%

Tenure

13%
29%
52%
Own outright5%
Own (mortgage)13%
Private rent29%
Social rent52%
Shared ownership1%
Rent free0%

Ethnicity

14%
17%
27%
32%
White British14%
White Other17%
Asian27%
Black32%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household63%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent52%
Private rent29%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
50%
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)
2
Largest scheme
267 homes · FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, MANOR ROAD, E16
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, MANOR ROAD, E16267 homes
completed
FORMER MATTESSONS WALLS LTD PREMISES, 173, FORMER MATTESSONS WALLS LTD PREMISES, 173, MANOR ROAD, E15229 homes
completed
AREA BOUNDED BY GERMANDER WAY, AREA BOUNDED BY GERMANDER WAY, CELANDINE WAY, TEASEL WAY, VALERIAN WAY, E1530 homes
completed
LAND BETWEEN, 35, LAND BETWEEN, 35, DURBAN ROAD, HOLLAND ROAD (25), E1518 homes
completed
3, 3, Gainsborough Road, Stratford, E15 3AF5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.3%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Rita ChadhaLabour
Shaban MohammedLabour
Areeq ChowdhuryLabour

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Key facts for E15 3AD

Full postcodeE15 3AD
Postcode districtE15
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.525843
Longitude0.005488
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