Canning Town North · Newham · West Ham and Beckton constituency · 51.52523, 0.00865

E15 3AH— Canning Town North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 54/100Yield 4.17%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
67
Schools
60
Transport
54
Environment
74
Investment
57

The bottom line

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

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Location

E15 3AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.2% vs London avg
vs London crime+69.0% vs London avg

Deep-dive guides for E15 3AH

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E15 3AH 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 · 2 min walk

KS2: 105.0

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 3 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 4400.0%

+22% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime10%
Burglary8%
Robbery6%
Theft5%
Drug offences4%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 2.1km

Crime is +69% above London average

Property

Prices, sales volume and market trends

Avg floor area78.4 m²

EPC breakdown

C
6%
D
9%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 58%Terraced 33%Detached 8%

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£196,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+11.3%

Total change

+841%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.5%

per year

Acceleration

-34.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Detached8.3%
Semi-detached58.3%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£59k£69k+16.9%1.3
Post-dot-com plateau2003–2003£200k£200k+0%1
Pre-crash peak2005–2006£230k£170k-26.1%1
GFC & correction2009–2011£245k£214k-12.7%1.5
Help-to-Buy recovery2015–2015£384k£384k+0%1
Brexit uncertainty2018–2018£555k£555k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
West Ham Underground StationDistrict line
5.1 min walk
West Ham

Nearby stations

West Ham Underground StationJubilee · District
5 min walk
West Ham DLR StationDLR
5 min walk
West HamNational Rail
5 min walk
Abbey Road DLR StationDLR
10 min walk
Plaistow Underground StationHammersmith & City · District
11 min walk
No bus stops within 400m

29

Walkability score

90

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)167
Nearest car park105m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
UKMail Visitor Parking
664m

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: 12.0 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: 5.7 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

8 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalA&E Department · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

431

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Arch 1 (433 m)

Nearest supermarketOff License - Mini-Market · 874 m
2 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

1

Libraries (1km)

0

Cinemas (2km)

361m

Post office

Nearby shops

Firat Supermarket153 m
West Ham Food364 m
Nisa Local394 m
Your Treats Bakery398 m

Nearby cafes

Grassroots188 m
Rial358 m
Rose's Cafe850 m
Trendy854 m

Nearby restaurants

Indo-Grill133 m
Grange Fried Chicken145 m
Station Fish Bar368 m
Super Wok Oriental Cuisine400 m

Nearby pubs

Arch 1433 m
The Princess Alexandra817 m
Charlie's Bar829 m
Kings Bar860 m

Nearby gyms

East London Rugby Football Club455 m
Strength Ambassadors465 m
Fitness4Less1.0 km
The Gym1.1 km

Nearby pharmacies

Jetsol Pharmacy645 m
Osbon Pharmacy750 m
Wagpharm Chemist875 m
Berg's Pharmacy995 m

Nearby health

Star Lane Medical Centre618 m
The Canning Town Dental Practice882 m
East Village Dental1.0 km
Banning Dental1.1 km
Food hygiene (5-star)48% of 31

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

CONTIRENTALS LTD
ISAAC PROP LIMITED

Investment

Investment grade, yield and market outlook

57

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,586m
Crossrail 2 route6,299m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,744 nationally

2,049

Est. population

3,967/km²

60%

Employed

39%

Degree educated

£39,400

Median income

8.2%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

39

Community stability

Age profile

24%
30%
21%
16%
Under 1824%
18–3430%
35–4922%
50–6416%
65+9%

Tenure

17%
23%
49%
Own outright10%
Own (mortgage)17%
Private rent23%
Social rent49%
Shared ownership1%

Ethnicity

24%
19%
22%
25%
White British24%
White Other19%
Asian22%
Black25%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household50%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent49%
Private rent23%

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)
17
Planning apps (3 years)
7
Local approval rate
59%
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)
8
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
AREA BOUNDED BY GERMANDER WAY, AREA BOUNDED BY GERMANDER WAY, CELANDINE WAY, TEASEL WAY, VALERIAN WAY, E1530 homes
completed
346-368, 346-368, GRANGE ROAD, E1320 homes
completed
LAND TO REAR OF, 45A-47A, LAND TO REAR OF, 45A-47A, DESFORD ROAD, E16 4NJ18 homes
completed
LAND BETWEEN, 35, LAND BETWEEN, 35, DURBAN ROAD, HOLLAND ROAD (25), E1518 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 3AH

Full postcodeE15 3AH
Postcode districtE15
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.525231
Longitude0.008647
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