Boleyn · Newham · East Ham constituency · 51.53479, 0.03936

E6 1DS— Boleyn, Newham

Location and area intelligence for E6 1DS, Boleyn, Newham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 56/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
71
Schools
90
Transport
56
Environment
65
Investment
75

The bottom line

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

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Location

E6 1DS

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 E6 1DS

🛡️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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“High-connectivity investment target”

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How E6 1DS 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

Plashet, City of London Academy

Good · Inspected Nov 2022 · 11 min walk

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 · 4 min walk

11 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.6km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

B
32%
C
2%
D
8%

Based on 42 properties · Confidence: high

Street mix

Terraced 50%Flat 19%Other 31%

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
Rebuild cost estimate£200,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.21 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.5%

Total change

+809%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

-128.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 10 sales

Property Type Mix

Total: 10 sales

Terraced80%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£103k+87.3%1
Post-dot-com plateau2001–2002£125k£144k+14.8%1.5
Pre-crash peak2006–2006£201k£201k+0%2
Brexit uncertainty2017–2017£470k£470k+0%1
Rate-rise correction2023–2023£500k£500k+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
Trend Position75

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
3.5 min walk
Woodgrange Park

Nearby stations

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

58

Walkability score

200

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)156
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Queen's Market Car Park
329m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
585m

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: 8.0 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

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

PLASHET ROAD MEDICAL CENTRE

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

7 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

161

Parks (1km)

79

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Queens (269 m)

Nearest supermarketLidl · 337 m
3 tennis courts1 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)

545m

Post office

Nearby shops

Aunties Bakery238 m
Halal Meat Market240 m
PNR Grocery & Off Licence243 m
Humza Halal Meat244 m

Nearby cafes

Bad Boyz Diner254 m
London Best Bites Ltd291 m
Lounge 488306 m
Euro Coffee London308 m

Nearby restaurants

Al-Tabaq241 m
Shanghai247 m
Papa's Chicken253 m
Subway276 m

Nearby pubs

The Queens269 m
The Boleyn484 m

Nearby gyms

Upton Town Snooker & American Pool365 m
UK Fitness Club429 m
Gym Spot634 m
Plashet Park Bowling Club820 m

Nearby pharmacies

Plashet Pharmacy452 m
Shrewsbury Pharmacy & Clinic545 m
Akro Pharmacy904 m

Nearby health

Upton Park Dentalcare338 m
Grove Dental Practice406 m
The Azad Practice577 m
Shrewsbury Community Dental Department586 m
Food hygiene (5-star)24% of 267

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

75

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 score29/100
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

53.4

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,543m
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)
2
Planning apps (12 months)
30
Planning apps (3 years)
21
Local approval rate
90%
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)
1040
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
FORMER EAST HAM TECHNICAL COLLEGE, FORMER EAST HAM TECHNICAL COLLEGE, ARRAGON ROAD, E625 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 E6 1DS

Full postcodeE6 1DS
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.534791
Longitude0.039363
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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