Plashet · Newham · East Ham constituency · 51.53865, 0.04310

E6 1BX— Plashet, Newham

Location and area intelligence for E6 1BX, Plashet, Newham

The practical family move

 

Schools 100%Safety 83/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
83
Schools
90
Transport
42
Environment
67
Investment
54

The bottom line

E6 1BX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E6 1BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for E6 1BX

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

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“The practical family move”

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How E6 1BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cleves Primary School

Not yet inspected · 6 min walk

KS2: 113.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 6 min walk

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour17%
Vehicle crime16%
Drug offences8%
Robbery6%
Burglary4%
Theft3%

Road safety

83

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 2.1km

Crime is 22% below London average

Property

2 Jul

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.

E6 district median

£380,750

Based on 33 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,957/m²
Price per ft²£368/ft²
Avg floor area70.8 m²

EPC breakdown

C
12%
D
25%
E
7%
F
2%

Based on 46 properties · Confidence: high

Street mix

Semi 2%Terraced 20%Flat 76%Other 2%

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
Rebuild cost estimate£177,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.5%

Total change

+229%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-18.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced22.6%
Flat/maisonette74.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£84k£66k-21%2.3
Post-dot-com plateau2001–2004£85k£149k+75.3%2.8
Pre-crash peak2005–2007£128k£177k+38.8%2
Help-to-Buy recovery2014–2016£162k£214k+32.1%1.5
Brexit uncertainty2017–2017£450k£450k+0%1
Pandemic surge2020–2021£230k£260k+13%1
Current market2024–2025£293k£275k-6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-19.9% alpha

Flat/maisonette+1% α
Local
6.8%
District
5.8%
Terraced-19.9% α
Local
4%
District
23.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationDistrict line
6.7 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
7 min walk
Upton Park Underground StationDistrict · Hammersmith & City
8 min walk
Woodgrange Park Rail StationSuffragette
15 min walk
Woodgrange ParkNational Rail
15 min walk
Manor Park Rail StationElizabeth line
19 min walk
No bus stops within 400m

37

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria57 min ↑
Waterloo55 min ↑
Canary Wharf ★42 min
City43 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)152
Nearest car park110m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
625m
🅿️
Queen's Market Car Park
751m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 km

Energy

Solar: 853 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

7 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (576 m)

Nearest supermarketLidl · 637 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

613m

Post office

Nearby shops

Katherine Food And Wine95 m
Agasi Wines130 m
Tesco Express377 m
PNR Grocery & Off Licence389 m

Nearby cafes

London Best Bites Ltd430 m
Arabian Delights475 m
Chaiiwala494 m
VE6527 m

Nearby restaurants

Khans Restaurant419 m
Restaurant Zaraza435 m
Udaya455 m
Imaan Restaurant473 m

Nearby pubs

The Overdraft Tavern576 m
The Queens701 m
The Boleyn969 m
Rising Sun1.1 km

Nearby gyms

Plashet Park Bowling Club339 m
The Gym Group568 m
Upton Town Snooker & American Pool627 m
UK Fitness Club908 m

Nearby pharmacies

Shrewsbury Pharmacy & Clinic57 m
Plashet Pharmacy67 m
Akro Pharmacy620 m
Superdrug722 m

Nearby health

Shrewsbury Community Dental Department89 m
Shrewsbury Road Surgery89 m
Plashet Harmony Practice164 m
Grove Dental Practice560 m
Food hygiene (5-star)32% of 81

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

E

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,044m
Crossrail 2 route8,283m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,528 nationally

2,315

Est. population

30,000/km²

48%

Employed

30%

Degree educated

£40,000

Median income

5.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

29%
26%
22%
14%
Under 1829%
18–3426%
35–4922%
50–6414%
65+9%

Tenure

27%
17%
31%
23%
Own outright27%
Own (mortgage)17%
Private rent31%
Social rent23%
Shared ownership1%
Rent free1%

Ethnicity

67%
17%
White British5%
White Other6%
Asian67%
Black17%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household40%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent31%
Social rent23%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
16
Planning apps (3 years)
22
Local approval rate
81%
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)
10
Largest scheme
192 homes · London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS
Pipeline pressure
NONE

Named schemes (500m)

190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
FORMER EAST HAM TECHNICAL COLLEGE, FORMER EAST HAM TECHNICAL COLLEGE, ARRAGON ROAD, E625 homes
completed
LAND ADJ. TO LATIMER HALL, LAND ADJ. TO LATIMER HALL, CLEVES ROAD, E613 homes
completed
1, 1, Grangewood Street, East Ham, E6 1EZ6 homes
completed
Durban Court, 250, Durban Court, 250, Katherine Road, Forest Gate, E7 8PW6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
31.2%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Zuber GulamussenLabour and Co-operative Party
Pushpa Dipaklal MakwanaLabour and Co-operative Party

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Key facts for E6 1BX

Full postcodeE6 1BX
Postcode districtE6
BoroughLondon Borough of Newham
WardPlashet
Latitude51.538647
Longitude0.043097
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