Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.51979, 0.02265

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

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
82
Schools
60
Transport
65
Environment
66
Investment
53

The bottom line

E16 4BD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

E16 4BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E16 4BD

🛡️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🔒 Very Safe

“The practical family move”

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How E16 4BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ravenscroft Primary School

Not yet inspected · Inspected Jan 2025 · 1 min walk

KS2: 108.9

—

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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 8 min walk

9 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

7

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Plaistow Fire Station · 698m

Crime is 10% below 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.

E16 district median

£456,250

Based on 978 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£2,577/m²
Price per ft²£239/ft²
Avg floor area56.2 m²

EPC breakdown

C
16%
D
22%
E
4%

Based on 42 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£140,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4.1%

Total change

+184%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

+40.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 40 sales

Property Type Mix

Total: 40 sales

Terraced2.5%
Flat/maisonette97.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£50k£59k+18%3.5
Post-dot-com plateau2001–2004£72k£146k+103.5%2.5
Pre-crash peak2005–2005£142k£142k+0%3
GFC & correction2008–2011£174k£118k-32.6%2
Help-to-Buy recovery2013–2016£144k£316k+119.4%2
Brexit uncertainty2017–2017£215k£215k+0%3
Pandemic surge2020–2021£267k£275k+3.2%1.5
Current market2024–2025£150k£142k-5.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
8.2%
District
5.5%

CAGR over 20yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Custom HouseDLR line
4.2 min walk
Canning Town

Nearby stations

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

58

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

1.4 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

12

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)52
Nearest car park297m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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

CGL-NEWHAM RISE

3 BECKTON ROAD, CANNING TOWN, E16 4ED

6 min walk

13

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 887 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

250

Parks (1km)

32

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

15

Convenience

Nearest supermarketLocal Express · 226 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Valery Grocery215 m
De Londres Congo Shop216 m
S & G Mini Market216 m
Farm House220 m

Nearby cafes

BJ's Pie & Mash214 m
Due Amici218 m
Britannia282 m
Candy Crush Desserts283 m

Nearby restaurants

Samrat215 m
Pizza Hut Delivery215 m
Picanhas216 m
Mr P.217 m

Nearby pubs

The Red House258 m
The Abbey Arms272 m
Charlie's Bar391 m
The Princess Alexandra458 m

Nearby pharmacies

Newmans Pharmacy254 m
Osbon Pharmacy720 m
Britannia Pharmacy778 m
Chapharm Chemists883 m

Nearby health

Abbey Arms Dental Clinic245 m
Newham CAMHS346 m
The Canning Town Dental Practice686 m
East London Dental Care771 m
Food hygiene (5-star)38% of 109

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

ELOZATECH LTD
KAVEXA LTD

Investment

Investment grade, yield and market outlook

53

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,523m
Crossrail 2 route7,429m

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)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
15
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)
61
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
CUMBERLAND SCHOOL FARADAY ANNEXE, CUMBERLAND SCHOOL FARADAY ANNEXE, HOLBORN ROAD, CHADWIN ROAD, E1362 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
44-46, 44-46, Balaam Street, Plaistow, E13 8AQ21 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

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Key facts for E16 4BD

Full postcodeE16 4BD
Postcode districtE16
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.519793
Longitude0.022649
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