Boleyn · Newham · East Ham constituency · 51.53706, 0.04408

E6 1EU— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 85/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
62
Safety
85
Schools
90
Transport
42
Environment
66
Investment
55

The bottom line

E6 1EU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E6 1EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for E6 1EU

🛡️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 1EU 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 · 3 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
→ Stable

-60% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour19%
Other19%
Vehicle crime12%
Theft10%
Drug offences1%
Robbery1%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.8km

Crime is 44% 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£3,862/m²
Price per ft²£359/ft²
Avg floor area52.1 m²

EPC breakdown

B
1%
C
21%
D
10%

Based on 32 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£130,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2003–2024 · CAGR

+1.8%

Total change

+44%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.7%

per year

Acceleration

-75.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£140k£125k-11.1%1
Pre-crash peak2006–2007£125k£162k+30.1%1.5
GFC & correction2010–2010£130k£130k+0%1
Help-to-Buy recovery2015–2015£180k£180k+0%2
Brexit uncertainty2017–2017£210k£210k+0%1
Rate-rise correction2023–2023£300k£300k+0%1
Current market2024–2024£202k£202k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
4.2%
District
2.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
6.4 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
17 min walk
Woodgrange ParkNational Rail
17 min walk
Manor Park Rail StationElizabeth line
22 min walk
No bus stops within 400m

44

Walkability score

218

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)152
Nearest car park237m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Queen's Market Car Park
717m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
722m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.6 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

118

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (566 m)

Nearest supermarketNorthwest · 594 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)

666m

Post office

Nearby shops

Agasi Wines199 m
Katherine Food And Wine211 m
Sunrise Local288 m
PNR Grocery & Off Licence403 m

Nearby cafes

Arabian Delights287 m
London Best Bites Ltd462 m
Chaiiwala528 m
VE6550 m

Nearby restaurants

Udaya268 m
Khan's325 m
Khans Restaurant448 m
Chennai Dosa514 m

Nearby pubs

The Overdraft Tavern566 m
The Queens660 m
The Boleyn837 m

Nearby gyms

Plashet Park Bowling Club422 m
The Gym Group483 m
Upton Town Snooker & American Pool648 m
UK Fitness Club774 m

Nearby pharmacies

Shrewsbury Pharmacy & Clinic195 m
Plashet Pharmacy205 m
Superdrug594 m
Boots627 m

Nearby health

Shrewsbury Community Dental Department235 m
Shrewsbury Road Surgery258 m
Plashet Harmony Practice333 m
Grove Dental Practice612 m
Food hygiene (5-star)34% of 96

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

55

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

39.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,921m
Crossrail 2 route8,371m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,629 nationally

1,994

Est. population

28,288/km²

52%

Employed

31%

Degree educated

£38,500

Median income

8.7%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

32%
25%
22%
14%
Under 1832%
18–3425%
35–4922%
50–6414%
65+6%

Tenure

15%
21%
44%
18%
Own outright15%
Own (mortgage)21%
Private rent44%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

62%
White British8%
White Other12%
Asian62%
Black11%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine23%
No car household47%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent44%
Social rent18%

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)
15
Planning apps (3 years)
17
Local approval rate
87%
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)
78
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
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 1EU

Full postcodeE6 1EU
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.537056
Longitude0.044078
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