Canning Town South · Newham · West Ham and Beckton constituency · 51.51287, 0.01117

E16 1BE— Canning Town South, Newham

Location and area intelligence for E16 1BE, Canning Town South, Newham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 40/100Transport 68/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
70
Safety
40
Schools
90
Transport
68
Environment
66
Investment
57

The bottom line

E16 1BE offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Young professionals who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E16 1BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+325.0% vs London avg

Deep-dive guides for E16 1BE

🛡️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⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How E16 1BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's Primary School

Good · Inspected Nov 2019 · 2 min walk

KS2: 109.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 9 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

276.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 278.7%

+206% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other37%
Violence & sexual offences16%
Vehicle crime11%
Theft11%
Burglary8%
Anti-social behaviour7%
Robbery7%
Drug offences4%

Stop & search

12.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.7km

Crime is +325% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E16 district median

£456,250

Based on 978 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,147/m²
Price per ft²£571/ft²
Avg floor area56.6 m²

EPC breakdown

B
27%
C
66%
D
4%

Based on 97 properties · Confidence: high

Street mix

Flat 99%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 costLow
Rebuild cost estimate£141,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2026 · CAGR

+4.2%

Total change

+137%

Market Activity

Price Velocity & Acceleration

Current Velocity

+123.6%

per year

Acceleration

+113.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 133 sales

Property Type Mix

Total: 133 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£250k£330k+32%26
GFC & correction2008–2012£203k£178k-12.1%2.6
Help-to-Buy recovery2013–2016£191k£292k+52.9%7.5
Brexit uncertainty2017–2019£293k£297k+1.5%2.3
Pandemic surge2020–2020£424k£424k+0%1
Rate-rise correction2022–2022£240k£240k+0%1
Current market2025–2026£265k£593k+123.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.6% alpha

Flat/maisonette+2.6% α
Local
4.5%
District
1.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Canning Town Underground StationJubilee line
2.6 min walk
Canning Town

Nearby stations

Canning Town Underground StationJubilee
3 min walk
Canning Town DLR StationDLR
3 min walk
Canning TownNational Rail
6 min walk
Royal Victoria DLR StationDLR
8 min walk
Custom House (for ExCel) DLR StationDLR
14 min walk
2 bus routes · 10 stops within 400m · 330 buses/hr peak

83

Walkability score

389

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria40 min ↑
Waterloo33 min ↓
Canary Wharf ★20 min
City33 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

19

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)80
Nearest car park91m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
711m

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 waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RUIZ MEDICAL PRACTICE

2 ST. LUKE'S SQUARE, CANNING TOWN, E16 1HT

2 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest hospitalA&E Department · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

238

Parks (1km)

26

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketLidl · 179 m
3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Breadmeister82 m
Sainsbury's Local107 m
Jelena’s Cake240 m
Alenka415 m

Nearby cafes

Chain Coffee Master43 m
Boba Lab165 m
Chill#08226 m
yapix - Coffee & Wine House229 m

Nearby restaurants

Pepenero53 m
Brass Monkey183 m
MYMA191 m
McDonald's207 m

Nearby pubs

Streeties82 m
Husk Brewery & Taproom132 m
The Lockdown Room321 m
soda and friends343 m

Nearby gyms

Rise Climbing216 m
Shakti Space234 m
Luv Yourself Space237 m
The Gym296 m

Nearby pharmacies

Berg's Pharmacy391 m
Osbon Pharmacy677 m
Jetsol Pharmacy760 m

Nearby health

St Lukes' Medical Centre189 m
Carpenter's Practice (St. Luke's Site)190 m
Northway Clinic244 m
Banning Dental258 m
Food hygiene (5-star)49% of 117

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ACORN'S CONSULTANCY LTD
CCT SERVICES UK LTD
CELESTIA PROPERTY SERVICES LIMITED
H & G ASSOCIATES LTD
HAM4PF LIMITED

+8 more

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

81.5

Price growth score

A
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,464m
Crossrail 2 route7,077m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,272 nationally

1,480

Est. population

16,864/km²

81%

Employed

72%

Degree educated

£46,000

Median income

2.4%

Claimant rate

Urban coreVery high densityYoung professionals

19

Community stability

Age profile

14%
57%
23%
Under 1814%
18–3457%
35–4923%
50–645%
65+1%

Tenure

14%
60%
13%
Own outright4%
Own (mortgage)14%
Private rent60%
Social rent13%
Shared ownership9%

Ethnicity

14%
29%
34%
White British14%
White Other29%
Asian34%
Black12%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household76%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent60%
Social rent13%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
7
Local approval rate
73%
Borough approval rate
76%
Opportunity area
Royal Docks and Beckton Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
637
Largest scheme
975 homes · Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Silvertown Way, and Peto Street North, Canning Town, E16 1ED975 homes
completed
Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 3, Plots D1, D2, E and F, Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 3, Plots D1, D2, E and F, Barking Road, Cannin620 homes
completed
Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 2, Plots B, C1 and C2, Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 2, Plots B, C1 and C2, Barking Road, Canning Town349 homes
completed
Former Goswell Bakeries And Vacant Warehouses Site, Former Goswell Bakeries And Vacant Warehouses Site, Caxton Street North, Jude Street, Hoy Street, North Canning Town, E16 1JN336 homes
completed
Phase 1 Vermilion - Plot 1, Rathbone Market, Phase 1 Vermilion - Plot 1, Rathbone Market, Barking Road, Canning Town, E16271 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.4%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Rohit Kumar DasguptaLabour and Co-operative Party
Alan GriffithsLabour and Co-operative Party
Belgica GuanaLabour and Co-operative Party

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Key facts for E16 1BE

Full postcodeE16 1BE
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town South
Latitude51.512868
Longitude0.011173
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