Canning Town South · Newham · West Ham and Beckton constituency · 51.51145, 0.01228

E16 1LU— Canning Town South, Newham

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

Under-the-radar value

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 52/100Yield 5.29%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
73
Schools
90
Transport
52
Environment
65
Investment
62

The bottom line

E16 1LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £363,000 median — a strong choice for Families.

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Location

E16 1LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-30.2% vs London avg
vs London income+9.5% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for E16 1LU

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

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“Under-the-radar value”

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How E16 1LU 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 · 3 min walk

KS2: 109.7

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.8 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 395.5%

-16% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Anti-social behaviour18%
Vehicle crime14%
Burglary9%
Theft6%
Drug offences6%
Robbery0%

Stop & search

4.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.8km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£363,000

Median sale price

Bottom 25% — 30% below London median

£363,000 is 30% below the London median (£520,000)

-24.6%

This year

Flat

Dominant type

Price history

5-year change
-19.3%
Sales (24 months)5
New build0.0%
Avg flat£363,000
Price per m²£6,722/m²
Price per ft²£625/ft²
Avg floor area54 m²

EPC breakdown

B
71%
C
1%

Based on 72 properties · Confidence: high

Street mix

Semi 1%Flat 99%

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

Stamp duty

Standard buyer£5,650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,540

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.9×

Price-to-income

£1,816/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£135,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelelectricity (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,760
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2024 · CAGR

+2.5%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.8%

per year

Acceleration

-52.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 92 sales

Property Type Mix

Total: 92 sales

Semi-detached1.1%
Flat/maisonette98.9%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£303k£340k+12.4%25
Pandemic surge2020–2021£350k£450k+28.6%1.5
Rate-rise correction2022–2023£375k£479k+27.6%2.5
Current market2024–2024£360k£360k+0%9

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
2.5%
District
2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Canning Town Underground StationJubilee line
4.4 min walk
Canning Town

Nearby stations

Canning Town Underground StationJubilee
5 min walk
Canning Town DLR StationDLR
5 min walk
Royal Victoria DLR StationDLR
6 min walk
Canning TownNational Rail
8 min walk
Custom House (for ExCel) DLR StationDLR
13 min walk
No bus stops within 400m

63

Walkability score

318

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

17

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)36
Nearest car park88m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
780m

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: 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: 5.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 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

1 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

214

Parks (1km)

28

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

11

Gyms (1km)

18

Sports (1km)

3

Convenience

Nearest supermarketLidl · 354 m
3 swimming pools4 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)

1.9km

Post office

Nearby shops

Jelena’s Cake92 m
Sainsbury's Local130 m
Breadmeister218 m
Layers467 m

Nearby cafes

Boba Lab17 m
Wallbrook Gardens154 m
Chain Coffee Master174 m
Chill#08402 m

Nearby restaurants

Brass Monkey30 m
MYMA30 m
Pepenero155 m
McDonald's381 m

Nearby pubs

Streeties167 m
Husk Brewery & Taproom291 m
The Lockdown Room448 m
soda and friends472 m

Nearby gyms

Rise Climbing43 m
Luv Yourself Space64 m
Shakti Space89 m
Peacock Gym208 m

Nearby pharmacies

Berg's Pharmacy560 m
Osbon Pharmacy830 m
Jetsol Pharmacy920 m

Nearby health

Carpenter's Practice (St. Luke's Site)106 m
St Lukes' Medical Centre109 m
Appleby Community Dental Department357 m
iCare Dental413 m
Food hygiene (5-star)53% of 123

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

A

High street health

Registered businesses

JUPITRR LIMITED
TIFE CONSULTANCY LTD

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

71.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,362m
Crossrail 2 route7,226m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,250 nationally

1,437

Est. population

7,869/km²

86%

Employed

80%

Degree educated

£46,000

Median income

3.3%

Claimant rate

SuburbanHigh densityRenters

20

Community stability

Age profile

67%
23%
Under 187%
18–3467%
35–4923%
50–643%
65+1%

Tenure

22%
71%
Own outright5%
Own (mortgage)22%
Private rent71%
Social rent2%
Shared ownership1%

Ethnicity

17%
34%
30%
White British17%
White Other34%
Asian30%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine7%
No car household77%
Unemployed5%
No qualifications3%

Housing tenure (Census 2021)

Private rent71%
Social rent2%

vs. London

Income vs London+9.5%
Price vs London-30.2%

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)
9
Planning apps (3 years)
7
Local approval rate
78%
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)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
636
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
28-34, 28-34, Tidal Basin Road, Silvertown, E16 1AD360 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
Land at, Land at, Hallsville Road, Silvertown Way, Brunel Street, Silvertown, E16 1EB201 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£363,000)

£5,650

Standard buyer

£0

First-time buyer

Save £5,650

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E16 1LU

Full postcodeE16 1LU
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town South
Latitude51.511446
Longitude0.012278
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