Canning Town North · Newham · West Ham and Beckton constituency · 51.52621, 0.00506

E15 3AW— Canning Town North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
71
Schools
60
Transport
62
Environment
63
Investment
50

The bottom line

E15 3AW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 3AW

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 3AW

🛡️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 3AW 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 · 6 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 13 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 2.0km

Crime is +94% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E15 district median

£460,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,654/m²
Price per ft²£432/ft²
Avg floor area69.5 m²

EPC breakdown

C
19%
D
10%
E
1%

Based on 30 properties · Confidence: high

Street mix

Terraced 3%Flat 96%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

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£173,750
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)
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

1997–2026 · CAGR

+5.7%

Total change

+396%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

-24.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 65 sales

Property Type Mix

Total: 65 sales

Terraced3.1%
Flat/maisonette96.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£105k+61.5%7.5
Post-dot-com plateau2001–2004£123k£182k+48.6%3.8
Pre-crash peak2005–2007£177k£205k+16.1%1.7
GFC & correction2011–2012£180k£192k+6.7%2
Help-to-Buy recovery2013–2015£184k£307k+67%2.3
Brexit uncertainty2017–2019£308k£292k-5.2%1
Pandemic surge2021–2021£345k£345k+0%1
Current market2026–2026£323k£323k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
9%
District
9.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
1.9 min walk
West Ham

Nearby stations

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

52

Walkability score

189

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 park148m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
UKMail Visitor Parking
461m

Connectivity

Broadband and mobile coverage

100%

Full fibre

33%

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 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 — 4.9 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

10 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

Nearest hospitalA&E Department · 2.1 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

336

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 (439 m)

Nearest supermarketLina Food Centre · 746 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)

160m

Post office

Nearby shops

West Ham Food160 m
Nisa Local189 m
Firat Supermarket419 m
Your Treats Bakery656 m

Nearby cafes

Rial161 m
Grassroots243 m
Riverside Cafe926 m
Jerky's Spot971 m

Nearby restaurants

Indo-Grill140 m
Station Fish Bar160 m
Grange Fried Chicken412 m
Star Lane Pizza Bar588 m

Nearby pubs

Arch 1439 m
The Cody Dock Bar1.0 km
Eadn London1.1 km
The Greyhound1.1 km

Nearby gyms

East London Rugby Football Club491 m
Strength Ambassadors501 m

Nearby pharmacies

Wagpharm Chemist757 m
Jetsol Pharmacy849 m
Osbon Pharmacy959 m

Nearby health

Star Lane Medical Centre811 m
Food hygiene (5-star)61% of 44

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BEGUMS KITCHEN LIMITED

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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
Sales last 12 months1

Rental market

High

Demand

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

36

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route6,561m
Crossrail 2 route6,028m

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)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
Local approval rate
46%
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 3AW

Full postcodeE15 3AW
Postcode districtE15
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.526210
Longitude0.005057
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