Boleyn · Newham · East Ham constituency · 51.53553, 0.03813

E6 1DU— Boleyn, Newham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 71/100Transport 58/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
71
Schools
100
Transport
58
Environment
65
Investment
75

The bottom line

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

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Location

E6 1DU

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 1DU

🛡️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 E6 1DU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Stephen's Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 110.7

—

Secondary

Lister Community School

Not yet inspected · 10 min walk

P8: -0.28A8: 45.6

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 · 3 min walk

12 primaries · 3 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 · 1.7km

Crime is +96% above London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
54%
D
4%

Based on 58 properties · Confidence: high

Street mix

Flat 100%

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£186,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

2005–2022 · CAGR

+4.2%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.4%

per year

Acceleration

+62.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£135k£150k+11.1%1
GFC & correction2008–2010£115k£125k+8.7%1
Help-to-Buy recovery2014–2015£111k£175k+58%2
Brexit uncertainty2018–2019£200k£213k+6.2%1
Pandemic surge2020–2021£228k£187k-18%1
Rate-rise correction2022–2022£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+43.6% alpha

Flat/maisonette+43.6% α
Local
58%
District
14.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
2.4 min walk
Woodgrange Park

Nearby stations

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

67

Walkability score

163

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)

1

EV chargers (800m)

Total spaces (800m)156
Nearest car park156m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Queen's Market Car Park
271m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
467m

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 AONB11% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.4 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

203

Parks (1km)

79

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarketLidl · 229 m
3 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)

610m

Post office

Nearby shops

PNR Grocery & Off Licence149 m
Valencia179 m
Upton Food and Wine179 m
Humza Halal Meat183 m

Nearby cafes

London Best Bites Ltd182 m
Euro Coffee London194 m
Chaiiwala203 m
Funky Sweet And Savoury209 m

Nearby restaurants

Khans Restaurant175 m
Papa's Chicken178 m
Kacchistan181 m
Subway181 m

Nearby pubs

The Queens216 m
The Boleyn559 m

Nearby gyms

Upton Town Snooker & American Pool252 m
UK Fitness Club511 m
Gym Spot518 m
Plashet Park Bowling Club824 m

Nearby pharmacies

Plashet Pharmacy430 m
Shrewsbury Pharmacy & Clinic540 m
Akro Pharmacy811 m

Nearby health

Upton Park Dentalcare241 m
Grove Dental Practice288 m
Green Street Dental Practice568 m
Shrewsbury Road Surgery574 m
Food hygiene (5-star)24% of 272

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 score30/100
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

54.4

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,574m
Crossrail 2 route7,985m

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)
33
Planning apps (3 years)
24
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)
1049
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
JAMES SINCLAIR POINT, JAMES SINCLAIR POINT, ROCHESTER AVENUE, E730 homes
completed
LAND ADJACENT TO, LAND ADJACENT TO, CLEVES ROAD, PARR ROAD, E622 homes
completed
LAND ADJ. TO LATIMER HALL, LAND ADJ. TO LATIMER HALL, CLEVES ROAD, E613 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 1DU

Full postcodeE6 1DU
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.535532
Longitude0.038127
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