Boleyn · Newham · East Ham constituency · 51.53207, 0.03858

E13 9GD— Boleyn, Newham

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 54/100Yield 5.02%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
71
Schools
90
Transport
54
Environment
63
Investment
74

The bottom line

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

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Location

E13 9GD

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 9GD

🛡️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 E13 9GD 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

Brampton Manor Academy

Not yet inspected · 14 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 8 min walk

11 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.3km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area112.9 m²

EPC breakdown

B
16%

Based on 16 properties · Confidence: medium

Street mix

Flat 86%Other 14%

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£282,250
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 0.12 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

Price Trajectory

2018–2022 · CAGR

+0.3%

Total change

+1%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+1.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£520k£492k-5.4%3.5
Pandemic surge2020–2020£505k£505k+0%2
Rate-rise correction2022–2022£526k£526k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
0.3%
District
-0.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

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

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
5.2 min walk
Woodgrange Park

Nearby stations

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

52

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

2.8 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

4

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park377m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Queen's Market Car Park
377m

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: 7.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

9 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

71

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

13

Convenience

Nearest supermarketLidl · 509 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)

241m

Post office

Nearby shops

Stop Shop151 m
G J's Food & Wine190 m
Korsar191 m
Economic Store204 m

Nearby cafes

Lounge 488144 m
Banjos183 m
Bobar184 m
Bad Boyz Diner193 m

Nearby restaurants

Charcoal Grill And Chill174 m
Lola Sisay175 m
Papas Chicken178 m
Pizza Klub182 m

Nearby pubs

The Boleyn177 m
The Queens341 m

Nearby gyms

UK Fitness Club124 m
Upton Town Snooker & American Pool551 m
The Compound717 m
Gym Spot805 m

Nearby pharmacies

Plashet Pharmacy753 m
Shrewsbury Pharmacy & Clinic834 m
Rowlands Pharmacy1.0 km
Akro Pharmacy1.2 km

Nearby health

Upton Park Dentalcare476 m
The Azad Practice494 m
Grove Dental Practice636 m
Shrewsbury Community Dental Department877 m
Food hygiene (5-star)24% of 228

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

INFINIA PROPERTIES LTD
STADIUM EXPRESS DRY CLEANERS LTD
WMF.WB LLP

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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 score27/100
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

52

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,252m
Crossrail 2 route8,082m

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)
31
Planning apps (3 years)
18
Local approval rate
94%
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)
1072
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 9GD

Full postcodeE13 9GD
Postcode districtE13
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.532071
Longitude0.038578
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