Canning Town North · Newham · West Ham and Beckton constituency · 51.52164, 0.01065

E16 4HT— Canning Town North, Newham

Location and area intelligence for E16 4HT, 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
60
Transport
61
Environment
75
Investment
69

The bottom line

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

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Location

E16 4HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E16 4HT

🛡️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 4HT 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 · 4 min walk

KS2: 108.3

—

Secondary

Eastlea Community School

Not yet inspected · Inspected May 2025 · 2 min walk

P8: -0.21A8: 39.5

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 19 min walk

7 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area75.2 m²

EPC breakdown

C
34%
D
12%

Based on 46 properties · Confidence: high

Street mix

Terraced 7%Flat 93%

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£188,000
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, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+6.5%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-6.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Terraced8.3%
Flat/maisonette91.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£73k£73k+0%1
Post-dot-com plateau2001–2004£70k£160k+130.2%1
Pre-crash peak2007–2007£168k£168k+0%2
Help-to-Buy recovery2014–2016£170k£294k+72.9%1.5
Brexit uncertainty2017–2019£325k£310k-4.6%1
Pandemic surge2020–2020£320k£320k+0%1
Rate-rise correction2023–2023£308k£308k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
6.5%
District
4.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Canning TownNational Rail
9 min walk
West Ham DLR StationDLR
10 min walk
West Ham Underground StationJubilee · District
10 min walk
Canning Town DLR StationDLR
11 min walk
Canning Town Underground StationJubilee
11 min walk
No bus stops within 400m

51

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

0.9 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

11

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)103
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock0.9 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: 12.0 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: 5.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

2 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 1.7 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

365

Parks (1km)

32

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

7

Convenience

No pubs within 400m — nearest: Arch 1 (426 m)

Nearest supermarketFood Inn · 529 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

769m

Post office

Nearby shops

Moving Forward Enterprise167 m
Novilho de Ouro179 m
Bantuway Express239 m
New Way Extra Large343 m

Nearby cafes

Rose's Cafe427 m
Trendy430 m
Torto447 m
Creamy Coffee459 m

Nearby restaurants

Super Wok Oriental Cuisine135 m
C Breeze Island164 m
Auntie Nana's194 m
PFC Express197 m

Nearby pubs

Arch 1426 m
Kings Bar436 m
The Princess Alexandra443 m
Charlie's Bar482 m

Nearby gyms

Fitness4Less609 m
The Gym716 m
East London Rugby Football Club841 m
Strength Ambassadors850 m

Nearby pharmacies

Jetsol Pharmacy222 m
Osbon Pharmacy327 m
Berg's Pharmacy586 m

Nearby health

Star Lane Medical Centre202 m
The Canning Town Dental Practice459 m
East Village Dental589 m
Banning Dental746 m
Food hygiene (5-star)44% of 90

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ANCHORWOMAN LTD
KELECHIPROPERTIES LIMITED
NAYEEM'S CLICK LTD
RYK FOOD SERVICES LTD
SUGAR HILL INCORPORATED 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 score20/100
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

41.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,302m
Crossrail 2 route6,585m

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
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)
11
Local approval rate
75%
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)
53
Largest scheme
349 homes · 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 Town
Pipeline pressure
NONE

Named schemes (500m)

FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, MANOR ROAD, E16267 homes
completed
Rawalpindi house, Rawalpindi house, Hermit Road, Canning town, E16 4HR53 homes
completed
Land at rear of 95 - 99, Land at rear of 95 - 99, Barking Road, Malmesbury Road, Canning Town, E16 4HB49 homes
completed
Terry Waite House 2 Clifton Road Canning Town London Newham E16 4PX, 2 Clifton Road, E16 4PX30 homes
completed
346-368, 346-368, GRANGE ROAD, E1320 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 4HT

Full postcodeE16 4HT
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.521636
Longitude0.010651
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