Plaistow West & Canning Town East · Newham · West Ham and Beckton constituency · 51.52000, 0.01917

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

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 61/100Yield 4.21%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
60
Transport
61
Environment
65
Investment
59

The bottom line

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

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Location

E16 4DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E16 4DP

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

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“The practical family move”

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How E16 4DP 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 · 3 min walk

KS2: 108.9

—

Secondary

Rokeby School

Not yet inspected · Inspected Apr 2025 · 4 min walk

P8: +0.10A8: 49.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour21%
Vehicle crime16%
Burglary5%
Drug offences4%
Robbery4%
Theft3%

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 932m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area68 m²

EPC breakdown

C
14%
D
7%

Based on 21 properties · Confidence: medium

Street mix

Terraced 11%Flat 89%

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£170,000
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

2000–2024 · CAGR

+6.1%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.5%

per year

Acceleration

-48.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£77k£77k+0%1
Post-dot-com plateau2001–2004£82k£130k+59.5%1
Pre-crash peak2006–2006£148k£148k+0%1
GFC & correction2012–2012£179k£179k+0%1
Pandemic surge2020–2020£285k£285k+0%1
Current market2024–2024£315k£315k+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
7.1 min walk
Canning Town

Nearby stations

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

64

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria46 min ↑
Waterloo40 min ↑
Canary Wharf ★27 min
City36 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

14

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)62
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

29%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed218 Mbps
Median download221 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

BALAAM STREET PRACTICE

113 BALAAM STREET, PLAISTOW, E13 8AF

10 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalA&E Department · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

285

Parks (1km)

43

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

13

Convenience

Nearest supermarketLocal Express · 106 m
2 tennis courts

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

Sakisatsu52 m
Food & Wine62 m
1st Impression98 m
Albina137 m

Nearby cafes

Candy Crush Desserts49 m
BJ's Pie & Mash178 m
Due Amici227 m
Britannia321 m

Nearby restaurants

Nikki's Place48 m
Max's49 m
Little Italy Pizza58 m
Pearl City60 m

Nearby pubs

The Red House118 m
Charlie's Bar149 m
The Princess Alexandra222 m
The Abbey Arms342 m

Nearby gyms

Fitness4Less784 m
The Gym865 m
Rise Climbing1.1 km
Luv Yourself Space1.1 km

Nearby pharmacies

Newmans Pharmacy313 m
Osbon Pharmacy487 m
Jetsol Pharmacy537 m
Berg's Pharmacy716 m

Nearby health

Abbey Arms Dental Clinic296 m
Newham CAMHS441 m
The Canning Town Dental Practice474 m
Star Lane Medical Centre588 m
Food hygiene (5-star)37% of 126

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AVONIX GLOBAL LTD
PROJECT(S) 016 LTD.
TENOVIA PROPERTY GROUP LTD

Investment

Investment grade, yield and market outlook

59

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

46.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,426m
Crossrail 2 route7,199m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,847 nationally

2,558

Est. population

11,347/km²

68%

Employed

45%

Degree educated

£36,500

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

26%
32%
25%
Under 1826%
18–3432%
35–4925%
50–6411%
65+6%

Tenure

25%
27%
33%
Own outright7%
Own (mortgage)25%
Private rent27%
Social rent33%
Shared ownership8%
Rent free0%

Ethnicity

22%
24%
22%
21%
White British22%
White Other24%
Asian22%
Black21%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household53%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

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)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
18
Local approval rate
92%
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)
81
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
Vacant Land adjacent St Margarets Convent, Vacant Land adjacent St Margarets Convent, Chargable Lane, Plaistow, E13 8DL80 homes
completed
213 To 217, 213 To 217, Barking Road, Canning Town, E16 4HH44 homes
completed
306 - 308, 306 - 308, Barking Road, Plaistow, E13 8HL33 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
21.5%
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 4DP

Full postcodeE16 4DP
Postcode districtE16
BoroughLondon Borough of Newham
WardPlaistow West & Canning Town East
Latitude51.519997
Longitude0.019170
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