Boleyn · Newham · East Ham constituency · 51.53156, 0.04026

E13 9FQ— Boleyn, Newham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 48/100Yield 5.02%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
90
Transport
48
Environment
63
Investment
69

The bottom line

E13 9FQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

E13 9FQ

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-1.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E13 9FQ

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

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Postcode Personality

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“The practical family move”

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How E13 9FQ 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 · 3 min walk

KS2: 107.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 13 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

11 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime14%
Theft6%
Drug offences5%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.3km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

B
5%

Based on 5 properties · Confidence: low

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 costMedium
Rebuild cost estimate£200,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.09 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
7 min walk
East Ham Underground StationDistrict · Hammersmith & City
14 min walk
Plaistow Underground StationHammersmith & City · District
20 min walk
Woodgrange Park Rail StationSuffragette
25 min walk
Woodgrange ParkNational Rail
25 min walk
No bus stops within 400m

49

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

2.9 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)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park502m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Queen's Market Car Park
502m

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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

12 min walk

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 984 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

62

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

10

Convenience

Nearest supermarketLidl · 621 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)

266m

Post office

Nearby shops

Tesco Express133 m
Londis141 m
Economic Store165 m
Miah's Oriental Foods169 m

Nearby cafes

Bobar56 m
Banjos86 m
De Cafe Lounge182 m
Italian Pizza & Cafe226 m

Nearby restaurants

Ercan Fish Bar83 m
Mother Hubbards - Fish & Chips84 m
Papas Chicken90 m
Top Favourite187 m

Nearby pubs

The Boleyn188 m
The Queens462 m

Nearby gyms

UK Fitness Club126 m
Upton Town Snooker & American Pool661 m
Gym Spot922 m

Nearby pharmacies

Plashet Pharmacy780 m
Shrewsbury Pharmacy & Clinic844 m
Rowlands Pharmacy1.0 km

Nearby health

The Azad Practice371 m
Upton Park Dentalcare593 m
Aspire Medical Centre694 m
Central Park Surgery701 m
Food hygiene (5-star)24% of 210

Business

Local businesses registered here

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

High street

A

High street health

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

59

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,257m
Crossrail 2 route8,207m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,486 nationally

1,361

Est. population

30,000/km²

74%

Employed

46%

Degree educated

£41,300

Median income

4.1%

Claimant rate

Inner cityVery high densityMixed

34

Community stability

Age profile

24%
32%
23%
17%
Under 1824%
18–3432%
35–4923%
50–6417%
65+4%

Tenure

28%
31%
27%
Own outright4%
Own (mortgage)28%
Private rent31%
Social rent27%
Shared ownership10%
Rent free0%

Ethnicity

53%
White British12%
White Other10%
Asian53%
Black12%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine27%
No car household63%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent31%
Social rent27%

vs. London

Income vs London-1.7%

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)
32
Planning apps (3 years)
20
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1064
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
2, 2, Boleyn Road, East Ham, E6 1QE42 homes
completed
750, 758, Barking Road, Plaistow, E13 9PJ38 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 9FQ

Full postcodeE13 9FQ
Postcode districtE13
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.531556
Longitude0.040256
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
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