Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.51773, 0.02205

E16 4AG— Plaistow West & Canning Town East, Newham

Location and area intelligence for E16 4AG, Plaistow West & Canning Town East, Newham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 64/100Yield 4.21%

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
100
Transport
64
Environment
66
Investment
69

The bottom line

E16 4AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Check your dealbreakers

Toggle the things that matter to you — see how E16 4AG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E16 4AG meets your needs.

Location

E16 4AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-13.1% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E16 4AG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E16 4AG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E16 4AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Keir Hardie Primary School

Outstanding · Inspected Mar 2024 · 2 min walk

KS2: 110.4

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 6 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 6 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.6 incidents per 1,000 residents

Better than 55% of London
→ Stable

-35% vs borough

Crime by type

Other34%
Violence & sexual offences30%
Vehicle crime17%
Anti-social behaviour7%
Drug offences7%
Robbery2%
Burglary2%
Theft2%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 813m

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

C
30%
D
14%
E
1%

Based on 45 properties · Confidence: high

Street mix

Terraced 100%

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 costLow
Rebuild cost estimate£190,750
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)
RoofPitched, 100 mm loft insulation
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

1998–2020 · CAGR

+8.8%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

-26.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%1
Post-dot-com plateau2001–2002£85k£124k+45.3%1
Pre-crash peak2006–2006£228k£228k+0%1
GFC & correction2008–2008£198k£198k+0%1
Help-to-Buy recovery2015–2015£300k£300k+0%1
Pandemic surge2020–2020£375k£375k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Custom HouseDLR line
4.7 min walk
Canning Town

Nearby stations

Custom House Rail StationElizabeth line
12 min walk
Custom House (for ExCel) DLR StationDLR
12 min walk
Royal Victoria DLR StationDLR
12 min walk
Canning Town DLR StationDLR
13 min walk
Canning Town Underground StationJubilee
13 min walk
No bus stops within 400m

48

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria52 min ↑
Waterloo45 min ↑
Canary Wharf ★27 min
City41 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)62
Nearest car park285m
Santander docks (800m)0
Nearest cycle dock1.3 km

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 km

Energy

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

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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CUSTOM HOUSE SURGERY

16 FREEMASONS ROAD, CANNING TOWN, E16 3NA

7 min walk

62%

Recommend GP

62%

Overall GP experience

10

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

198

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Red House (408 m)

Nearest supermarketLocal Express · 379 m
2 tennis courts

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)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

S & G Mini Market72 m
Nemunas307 m
Food & Wine371 m
Sakisatsu372 m

Nearby cafes

Wild Bean Cafe106 m
Cosy Cafe357 m
Candy Crush Desserts371 m
BJ's Pie & Mash407 m

Nearby restaurants

Sushi Katana222 m
Curry King310 m
Fife Road Food Corner314 m
Jamaican Roots339 m

Nearby pubs

The Red House408 m
Charlie's Bar426 m
The Princess Alexandra462 m
The Beckton Arms485 m

Nearby gyms

Resident's Gym1.0 km
Residents Gymnasium1.1 km

Nearby pharmacies

Newmans Pharmacy483 m
Osbon Pharmacy684 m
Jetsol Pharmacy768 m
Chapharm Chemists779 m

Nearby health

Abbey Arms Dental Clinic471 m
Newham CAMHS580 m
The Canning Town Dental Practice610 m
Appleby Community Dental Department803 m
Food hygiene (5-star)37% of 102

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

CRHERMANAS SERVICES LIMITED
S & G MINIMARKET LIMITED

Investment

Investment grade, yield and market outlook

69

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

40.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,301m
Crossrail 2 route7,485m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,791 nationally

2,065

Est. population

30,000/km²

59%

Employed

29%

Degree educated

£36,500

Median income

8.8%

Claimant rate

Inner cityVery high densityRenters

19

Community stability

Age profile

30%
26%
22%
15%
Under 1830%
18–3426%
35–4922%
50–6415%
65+7%

Tenure

64%
18%
Own outright8%
Own (mortgage)10%
Private rent64%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

36%
21%
17%
16%
White British36%
White Other21%
Asian17%
Black16%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household56%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent64%
Social rent18%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
16
Local approval rate
100%
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)
59
Largest scheme
649 homes · Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ
Pipeline pressure
NONE

Named schemes (500m)

Kier Hardie Primary School, Kier Hardie Primary School, Edwin Street, Land between A13 and Brent Road, Canning Town, E16 1PZ649 homes
completed
LAND BETWEEN, LAND BETWEEN, BUTCHERS ROAD, FREEMASON ROAD, E16 1PH60 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 homes
completed
PHASE 2 (PLOTS 61-91), PHASE 2 (PLOTS 61-91), BUTCHERS ROAD, FREEMASONS ROAD, E1631 homes
completed
EX SPIRALYNX FACTORY, EX SPIRALYNX FACTORY, RUSSELL ROAD, E1619 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.5%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

Dina HossainLabour
John James MorrisLabour
Simon RushLabour

Live in E16 4AG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E16 4AG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E16 4AG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E16 4AG

Full postcodeE16 4AG
Postcode districtE16
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.517726
Longitude0.022053
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