Canning Town North · Newham · West Ham and Beckton constituency · 51.51800, 0.00742

E16 4LU— Canning Town North, Newham

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

High-connectivity investment target

 

Schools 100%Safety 52/100Transport 59/100Yield 4.21%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
52
Schools
60
Transport
59
Environment
68
Investment
61

The bottom line

E16 4LU offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E16 4LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E16 4LU

🛡️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 4LU 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 · 7 min walk

P8: -0.21A8: 39.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rebecca Cheetham Nursery and Children's Centre

Outstanding · 24 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Poplar Fire Station · 1.7km

Crime is +217% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
14%
D
13%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 13%Terraced 88%

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£221,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 75 mm loft insulation
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

1998–2024 · CAGR

+8.3%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-3.20

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£64k£64k+0%1
GFC & correction2012–2012£240k£240k+0%1
Help-to-Buy recovery2015–2015£331k£331k+0%1
Pandemic surge2021–2021£428k£428k+0%2
Rate-rise correction2022–2023£475k£495k+4.2%1
Current market2024–2024£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
4.7 min walk
Canning Town

Nearby stations

Canning TownNational Rail
3 min walk
Canning Town DLR StationDLR
5 min walk
Canning Town Underground StationJubilee
6 min walk
West Ham DLR StationDLR
14 min walk
West Ham Underground StationJubilee · District
14 min walk
No bus stops within 400m

67

Walkability score

380

Footpaths (500m)

1

Santander docks (800m)

0.6 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

6

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)38
Nearest car park15m
Santander docks (800m)1
Nearest cycle dock0.6 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

259

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketFood Inn · 231 m
2 swimming pools3 sports halls

Nightlife (500m)

2

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)

1.1km

Post office

Nearby shops

Alenka213 m
Canning Town Superstore328 m
Bargain Food Centre332 m
New Way Extra Large365 m

Nearby cafes

Oliver's Cafe216 m
The Milk Tree244 m
Aydil Cafe255 m
Chaiiwala292 m

Nearby restaurants

Saltanat209 m
Efes Turkish Restaurant213 m
Andy's Restaurant214 m
Just K's266 m

Nearby pubs

Eadn London206 m
Kings Bar346 m
soda and friends504 m
Arch 1515 m

Nearby gyms

Fitness4Less254 m
The Gym331 m
Hum Yoga599 m
London City Island Gym638 m

Nearby pharmacies

Berg's Pharmacy288 m
Jetsol Pharmacy338 m
Osbon Pharmacy359 m

Nearby health

East Village Dental299 m
Star Lane Medical Centre306 m
Banning Dental370 m
Northway Clinic383 m
Food hygiene (5-star)46% of 113

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

E

High street health

Registered businesses

CHOLSCAPE LTD
CITY ENERGY GROUP LTD
COZYLUX UK LTD
LH HANSON LIMITED
RUUH PARFUM LTD

+2 more

Investment

Investment grade, yield and market outlook

61

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

48.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,839m
Crossrail 2 route6,565m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
8
Local approval rate
69%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
638
Largest scheme
620 homes · 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, Cannin
Pipeline pressure
NONE

Named schemes (500m)

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
Phase 1 Vermilion - Plot 1, Rathbone Market, Phase 1 Vermilion - Plot 1, Rathbone Market, Barking Road, Canning Town, E16271 homes
completed
Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 1, Plot A, Hallsville Quarter (Area 7 & 1C Canning town masterplan), Phase 1, Plot A, Barking Road, Canning Town, E16179 homes
completed
Phase 2 Aurelia - Plot 2, Rathbone Market, Phase 2 Aurelia - Plot 2, Rathbone Market, Barking Road, Canning Town, E16 1EH165 homes
completed
95-99, 95-99, Barking Road, Canning Town, E16 4HB51 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 4LU

Full postcodeE16 4LU
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.517995
Longitude0.007421
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