East Ham · Newham · East Ham constituency · 51.53439, 0.04642

E6 1EW— East Ham, Newham

Location and area intelligence for E6 1EW, East Ham, Newham

The practical family move

 

Schools 100%Safety 81/100Transport 41/100Yield 5.04%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
64
Safety
81
Schools
90
Transport
41
Environment
62
Investment
73

The bottom line

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

Less suited to Car-free commuters.

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Location

E6 1EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.3% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E6 1EW

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

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How E6 1EW 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 · 8 min walk

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 9 min walk

10 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.1 incidents per 1,000 residents

Better than 54% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Anti-social behaviour9%
Theft9%
Vehicle crime8%
Burglary6%
Drug offences5%
Robbery3%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.4km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area66.1 m²

EPC breakdown

C
3%
D
21%
E
11%

Based on 35 properties · Confidence: high

Street mix

Terraced 88%Flat 13%

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£165,250
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)
RoofPitched, no insulation (assumed)
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

1998–2014 · CAGR

+5.1%

Total change

+120%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.5%

per year

Acceleration

-71.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£75k£125k+66.7%1.5
Post-dot-com plateau2001–2004£249k£300k+20.5%1
GFC & correction2008–2008£355k£355k+0%1
Help-to-Buy recovery2014–2014£165k£165k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
7.3 min walk
Woodgrange Park

Nearby stations

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

54

Walkability score

196

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)

Nearest car park311m
Santander docks (800m)0
Nearest cycle dock3.3 km

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: 8.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 64%
Below 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

E12 MEDICAL CENTRE

243 HIGH STREET NORTH, MANOR PARK, E12 6SJ

10 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.4 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

76

Parks (1km)

33

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (653 m)

Nearest supermarketNorthwest · 475 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)

457m

Post office

Nearby shops

Sunrise Local55 m
Quick's143 m
Londis276 m
Abundant Grace282 m

Nearby cafes

Arabian Delights55 m
Sunrise Cafe285 m
Aroma Espresso326 m
Honey Special Cake378 m

Nearby restaurants

Khan's36 m
Udaya77 m
Alex's277 m
F Osto349 m

Nearby pubs

The Overdraft Tavern653 m
The Miller's Well698 m
The Boleyn720 m
The Queens757 m

Nearby gyms

The Gym Group462 m
The Gym534 m
UK Fitness Club658 m
Plashet Park Bowling Club662 m

Nearby pharmacies

Superdrug434 m
Boots468 m
Munro Pharmacy494 m
Shrewsbury Pharmacy & Clinic522 m

Nearby health

Aspire Medical Centre327 m
Central Park Surgery331 m
The Azad Practice341 m
Smile Dental Care383 m
Food hygiene (5-star)34% of 186

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

73

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 score23/100
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

38.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,740m
Crossrail 2 route8,573m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,556 nationally

1,930

Est. population

30,000/km²

52%

Employed

30%

Degree educated

£38,500

Median income

8.4%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

30%
23%
24%
15%
Under 1830%
18–3423%
35–4924%
50–6415%
65+9%

Tenure

19%
18%
48%
14%
Own outright19%
Own (mortgage)18%
Private rent48%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

65%
White British7%
White Other11%
Asian65%
Black10%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine27%
No car household50%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent48%
Social rent14%

vs. London

Income vs London-8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
27
Local approval rate
74%
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)
527
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
FORMER EAST HAM TECHNICAL COLLEGE, FORMER EAST HAM TECHNICAL COLLEGE, ARRAGON ROAD, E625 homes
completed
Central Hotel 150, Central Hotel 150, Barking Road, East Ham, E6 3BD9 homes
completed
48, 48, Wakefield Street, East Ham, E6 1NG5 homes
completed
1a, 1a, Malvern Road, East Ham, E6 1EN4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.3%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Imam HaqueLabour
Femi FalolaLabour
Shantu FerdousLabour

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Key facts for E6 1EW

Full postcodeE6 1EW
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.534389
Longitude0.046424
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