Boleyn · Newham · East Ham constituency · 51.53438, 0.03607

E13 9AU— Boleyn, Newham

Location and area intelligence for E13 9AU, Boleyn, Newham

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 59/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
71
Schools
90
Transport
59
Environment
67
Investment
58

The bottom line

E13 9AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E13 9AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.3% vs London avg
vs London crime+96.0% vs London avg

Deep-dive guides for E13 9AU

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E13 9AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Jan 2023 · 2 min walk

KS2: 107.7

—

Secondary

Lister Community School

Not yet inspected · 8 min walk

P8: -0.28A8: 45.6

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 5 min walk

12 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

127.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+41% vs borough

Crime by type

Other28%
Violence & sexual offences20%
Anti-social behaviour16%
Theft10%
Vehicle crime9%
Drug offences7%
Robbery5%
Burglary5%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.5km

Crime is +96% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E13 district median

£382,500

Based on 64 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£52/m²
Price per ft²£5/ft²
Avg floor area58.5 m²

EPC breakdown

C
14%
D
39%
E
7%
G
1%

Based on 61 properties · Confidence: high

Street mix

Semi 3%Terraced 27%Flat 60%Other 10%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£146,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no 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

1998–2023 · CAGR

+8%

Total change

+588%

Market Activity

Price Velocity & Acceleration

Current Velocity

+214.3%

per year

Acceleration

+184.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced54.5%
Flat/maisonette36.4%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£80k£63k-21.9%1
Post-dot-com plateau2001–2003£235k£135k-42.6%1.7
Pre-crash peak2006–2006£175k£175k+0%2
Rate-rise correction2023–2023£550k£550k+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
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Upton Park Underground StationDistrict line
1.4 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
2 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
Plaistow Underground StationHammersmith & City · District
17 min walk
Woodgrange Park Rail StationSuffragette
22 min walk
Woodgrange ParkNational Rail
22 min walk
No bus stops within 400m

65

Walkability score

111

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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)

3

EV chargers (800m)

Total spaces (800m)177
Nearest car park98m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Queen's Market Car Park
98m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
521m

Connectivity

Broadband and mobile coverage

93%

Full fibre

10%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download453 Mbps
Superfast coverage93%
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: 7.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PLASHET ROAD MEDICAL CENTRE

152 PLASHET ROAD, UPTON PARK, PLAISTOW, E13 0QT

5 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

233

Parks (1km)

80

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

10

Convenience

Nearest supermarketLidl · 201 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

486m

Post office

Nearby shops

Halal Meat Market20 m
Aunties Bakery22 m
Humza Halal Meat39 m
Valencia65 m

Nearby cafes

Bad Boyz Diner127 m
Lounge 488202 m
Euro Coffee London205 m
Sabrin's253 m

Nearby restaurants

Al-Tabaq24 m
Papa's Chicken70 m
Queen Fish N Chips85 m
Shanghai94 m

Nearby pubs

The Queens39 m
The Boleyn454 m
The Lord Stanley717 m

Nearby gyms

Upton Town Snooker & American Pool244 m
UK Fitness Club423 m
Gym Spot495 m
The Compound678 m

Nearby pharmacies

Plashet Pharmacy621 m
Shrewsbury Pharmacy & Clinic732 m
Akro Pharmacy939 m

Nearby health

Upton Park Dentalcare166 m
Grove Dental Practice341 m
Green Street Dental Practice600 m
The Azad Practice741 m
Food hygiene (5-star)23% of 273

Business

Local businesses registered here

Active businesses
50
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
34
3yr survival rate
100.0%
Right-to-buy sales (5yr)
524

High street

A

High street health

Registered businesses

AAYAAT MOBILES LTD
AL AZIZ GROUP LIMITED
ALICO (UK) LTD
AZIZ SINCLAIR SOLICITORS LTD
BAKES N BITES LIMITED

+15 more

Investment

Investment grade, yield and market outlook

58

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

63.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,393m
Crossrail 2 route7,864m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,315 nationally

2,993

Est. population

30,000/km²

55%

Employed

41%

Degree educated

£38,500

Median income

6.2%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

31%
30%
24%
Under 1831%
18–3430%
35–4924%
50–6410%
65+6%

Tenure

20%
33%
37%
Own outright5%
Own (mortgage)20%
Private rent33%
Social rent37%
Shared ownership4%
Rent free0%

Ethnicity

48%
22%
White British10%
White Other9%
Asian48%
Black22%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household57%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent37%
Private rent33%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
16
Local approval rate
88%
Borough approval rate
76%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1084
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
Pipeline pressure
NONE

Named schemes (500m)

West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ842 homes
completed
London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS192 homes
completed
7-11 Barking Road East Ham London E6 1PW, 7-11 Barking Road, E6 1PW79 homes
completed
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
LAND ADJACENT TO, LAND ADJACENT TO, CLEVES ROAD, PARR ROAD, E622 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.3%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Mohammed Osman GaniLabour
Harvinder Singh VirdeeLabour
Cecilia Mary WelshLabour

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Key facts for E13 9AU

Full postcodeE13 9AU
Postcode districtE13
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.534380
Longitude0.036071
Parliamentary constituencyEast Ham
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