Canning Town North · Newham · West Ham and Beckton constituency · 51.51609, 0.00722

E16 4BZ— Canning Town North, Newham

Location and area intelligence for E16 4BZ, Canning Town North, Newham

City living at its best

 

Schools 100%Safety 52/100Transport 62/100Low yield 3.17%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
52
Schools
60
Transport
62
Environment
67
Investment
43

The bottom line

E16 4BZ offers exceptional schools (100% Good/Outstanding) at £605,000 median — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E16 4BZ 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 4BZ meets your needs.

Location

E16 4BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+16.3% vs London avg
vs London income+9.5% vs London avg
vs London crime+217.0% vs London avg

Deep-dive guides for E16 4BZ

🛡️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 4BZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🍕 Buzzing

“City living at its best”

Share:WhatsAppShare on X

How E16 4BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Star Primary School

Not yet inspected · 7 min walk

KS2: 108.3

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 10 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 27 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

206.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 385.7%

+128% vs borough

Crime by type

Other21%
Anti-social behaviour20%
Violence & sexual offences18%
Vehicle crime13%
Theft11%
Drug offences7%
Robbery6%
Burglary5%

Stop & search

11.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.6km

Crime is +217% 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.

£605,000

Median sale price

Above London median by 16%

£605,000 is 16% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)5
New build100.0%
Avg flat£605,000
Price per m²£8,643/m²
Price per ft²£803/ft²
Avg floor area70 m²

EPC breakdown

B
84%

Based on 84 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£17,750
First-time buyerFTB
£9,000
Additional propertyBTL/2nd
£35,900

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

13.2×

Price-to-income

£3,027/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£175,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.21 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+5.8%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£579k£613k+5.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.5% alpha

Flat/maisonette+6.5% α
Local
5.8%
District
-0.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Canning Town DLR StationDLR line
2.2 min walk
Canning Town

Nearby stations

Canning TownNational Rail
1 min walk
Canning Town DLR StationDLR
3 min walk
Canning Town Underground StationJubilee
4 min walk
Royal Victoria DLR StationDLR
14 min walk
West Ham DLR StationDLR
17 min walk
2 bus routes · 7 stops within 400m · 218 buses/hr peak

82

Walkability score

409

Footpaths (500m)

1

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

Canary Wharf ★19 min
City32 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)68
Nearest car park197m
Santander docks (800m)1
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Mercury Walk Car Park· yes
635m

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: 12.0 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: 5.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

6 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

5

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

256

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketTian Tian Market · 252 m
3 swimming pools3 sports halls

Nightlife (500m)

2

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Alenka117 m
Sainsbury's Local339 m
Bargain Food Centre366 m
Canning Town Superstore387 m

Nearby cafes

Oliver's Cafe100 m
Costa165 m
Starbucks184 m
Aydil Cafe185 m

Nearby restaurants

Andy's Restaurant111 m
Efes Turkish Restaurant121 m
Saltanat139 m
Pret A Manger165 m

Nearby pubs

Eadn London156 m
soda and friends293 m
The Lockdown Room304 m
Husk Brewery & Taproom338 m

Nearby gyms

Fitness4Less170 m
The Gym171 m
Hum Yoga388 m
London City Island Gym428 m

Nearby pharmacies

Berg's Pharmacy240 m
Osbon Pharmacy475 m
Jetsol Pharmacy497 m

Nearby health

Banning Dental207 m
Northway Clinic221 m
East Village Dental251 m
The Canning Town Dental Practice463 m
Food hygiene (5-star)44% of 109

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

E

High street health

Registered businesses

BETHANY BEE SPEECH AND LANGUAGE THERAPY LTD

Investment

Investment grade, yield and market outlook

43

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score22/100
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

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,647m
Crossrail 2 route6,657m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,500 nationally

1,648

Est. population

2,840/km²

53%

Employed

31%

Degree educated

£46,000

Median income

10.3%

Claimant rate

Inner cityLow densitySocially diverse / deprived

34

Community stability

Age profile

24%
25%
22%
17%
Under 1824%
18–3425%
35–4922%
50–6417%
65+11%

Tenure

15%
32%
40%
Own outright11%
Own (mortgage)15%
Private rent32%
Social rent40%
Shared ownership2%
Rent free0%

Ethnicity

32%
16%
19%
22%
White British32%
White Other16%
Asian19%
Black22%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household49%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent40%
Private rent32%

vs. London

Income vs London+9.5%
Price vs London+16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
7
Local approval rate
62%
Borough approval rate
76%
Historic landfill (400m)
1
Opportunity area
Royal Docks and Beckton Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
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)

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
City Island Phase 1, City Island Phase 1, Orchard Place, E14347 homes
completed
Phase 1 Vermilion - Plot 1, Rathbone Market, Phase 1 Vermilion - Plot 1, Rathbone Market, Barking Road, Canning Town, E16271 homes
completed
Site At Orchard Place, Site At Orchard Place, Orchard Place, E14214 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£605,000)

£17,750

Standard buyer

£9,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

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

Live in E16 4BZ? 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 4BZ.
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

What else could £605k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E16 4BZ

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

No spam. Unsubscribe anytime.

Key facts for E16 4BZ

Full postcodeE16 4BZ
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.516092
Longitude0.007221
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