Canning Town North · Newham · West Ham and Beckton constituency · 51.51774, 0.01633

E16 4DF— Canning Town North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 61/100Yield 4.21%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
65
Schools
100
Transport
61
Environment
65
Investment
69

The bottom line

E16 4DF 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: high noise levels nearby.

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Location

E16 4DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for E16 4DF

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

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“High-connectivity investment target”

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How E16 4DF 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 · 4 min walk

KS2: 110.4

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 1 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

127.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1033.3%

+41% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour18%
Vehicle crime7%
Burglary6%
Theft6%
Drug offences6%
Robbery4%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

C
27%
D
14%
F
3%

Based on 44 properties · Confidence: high

Street mix

Terraced 32%Flat 68%

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£140,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2018 · CAGR

+5.9%

Total change

+181%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+20.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Terraced40%
Flat/maisonette60%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£90k£90k+0%1
Post-dot-com plateau2001–2003£94k£110k+17.6%1.7
Pre-crash peak2005–2007£124k£155k+25%1
GFC & correction2008–2008£217k£217k+0%1
Help-to-Buy recovery2014–2016£126k£233k+84.9%1.5
Brexit uncertainty2017–2018£220k£253k+14.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Royal VictoriaLondon Cable Car line
11.4 min walk
Canning Town

Nearby stations

Canning Town DLR StationDLR
9 min walk
Canning Town Underground StationJubilee
9 min walk
Canning TownNational Rail
9 min walk
Royal Victoria DLR StationDLR
12 min walk
Custom House Rail StationElizabeth line
14 min walk
No bus stops within 400m

57

Walkability score

208

Footpaths (500m)

0

Santander docks (800m)

0.9 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

13

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)74
Nearest car park332m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed376 Mbps
Median download382 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
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

STAR LANE MEDICAL CENTRE

121 STAR LANE, CANNING TOWN, E16 4QH

6 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

246

Parks (1km)

42

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketLocal Express · 423 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
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

Premium Food & Wine207 m
World Super Market227 m
Bargain Meat Centre231 m
Damla Supermarket251 m

Nearby cafes

Creamy Coffee222 m
Rose's Cafe247 m
Trendy257 m
Torto297 m

Nearby restaurants

McDonald's160 m
Squires194 m
Frisco's197 m
CPG Restaurant229 m

Nearby pubs

The Beckton Arms108 m
The Princess Alexandra199 m
Charlie's Bar247 m
Kings Bar274 m

Nearby gyms

Fitness4Less494 m
The Gym562 m
Rise Climbing771 m
Luv Yourself Space780 m

Nearby pharmacies

Osbon Pharmacy303 m
Jetsol Pharmacy403 m
Berg's Pharmacy423 m
Newmans Pharmacy631 m

Nearby health

The Canning Town Dental Practice213 m
East Village Dental413 m
Star Lane Medical Centre454 m
Northway Clinic560 m
Food hygiene (5-star)38% of 133

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

ARWAA FASHION LTD
BELL OPCO LIMITED
EAST LONDON TROPICALS LIMITED
FOXFIX LIMITED
LEYTON TAXI PARTS LTD

+3 more

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 score21/100
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

47.4

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,112m
Crossrail 2 route7,127m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,872 nationally

2,671

Est. population

17,794/km²

55%

Employed

35%

Degree educated

£35,500

Median income

9.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

29%
32%
17%
16%
Under 1829%
18–3432%
35–4917%
50–6416%
65+6%

Tenure

34%
45%
Own outright7%
Own (mortgage)11%
Private rent34%
Social rent46%
Shared ownership1%
Rent free0%

Ethnicity

14%
19%
23%
35%
White British14%
White Other19%
Asian23%
Black35%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine25%
No car household59%
Unemployed10%
No qualifications21%

Housing tenure (Census 2021)

Social rent46%
Private rent34%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (12 months)
14
Planning apps (3 years)
13
Local approval rate
86%
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)
686
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
Phase 3 Lumire - Plot 3, Rathbone Market, Phase 3 Lumire - Plot 3, Rathbone Market, Barking Road, E16 1EH216 homes
completed
213 To 217, 213 To 217, Barking Road, Canning Town, E16 4HH44 homes
completed
Site at 20, Site at 20, Fords Park Road, Canning Town, E16 1NL35 homes
completed
Development Site At 34 To 36, Sutton Road, Plaistow, E13 8EX29 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

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Key facts for E16 4DF

Full postcodeE16 4DF
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.517743
Longitude0.016331
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