Canning Town North · Newham · West Ham and Beckton constituency · 51.51835, 0.01164

E16 4PL— Canning Town North, Newham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 65/100Yield 4.21%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
65
Schools
90
Transport
65
Environment
69
Investment
69

The bottom line

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

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Location

E16 4PL

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 4PL

🛡️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 4PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's Primary School

Good · Inspected Nov 2019 · 7 min walk

KS2: 109.7

—

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 · 15 min walk

8 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area87.3 m²

EPC breakdown

C
14%
D
25%
E
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 96%Flat 4%

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£218,250
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)
RoofPitched, limited insulation (assumed)
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

1995–2021 · CAGR

+8.3%

Total change

+690%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-10.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Terraced95.5%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£95k+90%1.5
Post-dot-com plateau2001–2004£122k£180k+48.1%2.5
GFC & correction2008–2012£250k£240k-4%1.7
Help-to-Buy recovery2014–2016£280k£420k+50%1.5
Brexit uncertainty2018–2019£400k£420k+5%1
Pandemic surge2021–2021£395k£395k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
11.8%
District
10.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Canning Town DLR StationDLR line
6.1 min walk
Canning Town

Nearby stations

Canning TownNational Rail
6 min walk
Canning Town DLR StationDLR
7 min walk
Canning Town Underground StationJubilee
7 min walk
Royal Victoria DLR StationDLR
14 min walk
West Ham DLR StationDLR
15 min walk
No bus stops within 400m

71

Walkability score

312

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

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Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)54
Nearest car park167m
Santander docks (800m)1
Nearest cycle dock0.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

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: 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: 5.8 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 49%
More green space than 78% of London

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

2 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

Nearest hospitalA&E Department · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

289

Parks (1km)

36

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

13

Convenience

Nearest supermarketFood Inn · 189 m
2 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
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

Canning Town Superstore74 m
Sarswati News78 m
New Way Extra Large78 m
Hermit Food & Wine79 m

Nearby cafes

Torto76 m
Trendy81 m
Rose's Cafe87 m
Creamy Coffee119 m

Nearby restaurants

Subway78 m
KFC80 m
Greggs Outlet83 m
New Dallas84 m

Nearby pubs

Kings Bar74 m
The Beckton Arms277 m
The Princess Alexandra334 m
Charlie's Bar413 m

Nearby gyms

Fitness4Less276 m
The Gym381 m
Hum Yoga741 m
London City Island Gym785 m

Nearby pharmacies

Osbon Pharmacy80 m
Jetsol Pharmacy151 m
Berg's Pharmacy230 m

Nearby health

The Canning Town Dental Practice126 m
Star Lane Medical Centre177 m
East Village Dental230 m
Banning Dental402 m
Food hygiene (5-star)41% of 132

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

GABOS PLUMBING LTD
HORIZON REPORTS LIMITED
M&S BUILD LTD
PIXITUP LIMITED
STUDIO MANAGEMENT LTD

+2 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 score22/100
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

50

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route6,014m
Crossrail 2 route6,806m

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)
18
Planning apps (3 years)
13
Local approval rate
78%
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)
685
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
Phase 1 Vermilion - Plot 1, Rathbone Market, Phase 1 Vermilion - Plot 1, Rathbone Market, Barking Road, Canning Town, E16271 homes
completed
Phase 3 Lumire - Plot 3, Rathbone Market, Phase 3 Lumire - Plot 3, Rathbone Market, Barking Road, E16 1EH216 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

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 4PL

Full postcodeE16 4PL
Postcode districtE16
BoroughLondon Borough of Newham
WardCanning Town North
Latitude51.518345
Longitude0.011645
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