Boleyn · Newham · East Ham constituency · 51.53653, 0.04231

E6 1EX— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 80/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
80
Schools
90
Transport
43
Environment
66
Investment
52

The bottom line

E6 1EX 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 1EX

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-8.3% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for E6 1EX

🛡️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 1EX 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.1 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-24% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour18%
Vehicle crime12%
Theft7%
Drug offences6%
Burglary6%
Robbery2%

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: Plaistow Fire Station · 1.9km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,691/m²
Price per ft²£622/ft²
Avg floor area98.1 m²

EPC breakdown

C
11%
D
29%
E
8%

Based on 48 properties · Confidence: high

Street mix

Terraced 63%Flat 38%

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£245,250
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 BAnnual charge £1,369
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9%

Total change

+1127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.2%

per year

Acceleration

+12.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 45 sales

Property Type Mix

Total: 45 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£108k+96.4%3
Post-dot-com plateau2001–2004£99k£140k+40.7%2.5
Pre-crash peak2007–2007£203k£203k+0%4
GFC & correction2008–2008£170k£170k+0%1
Help-to-Buy recovery2014–2016£340k£272k-20%1.3
Brexit uncertainty2017–2019£458k£408k-10.9%1.7
Pandemic surge2020–2021£400k£391k-2.4%2
Rate-rise correction2022–2022£615k£615k+0%3
Current market2024–2025£607k£675k+11.2%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.8% alpha

Weakest performer

Flat/maisonette

+1.3% alpha

Terraced+1.8% α
Local
9.8%
District
8%
Flat/maisonette+1.3% α
Local
12.3%
District
11%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
6.1 min walk
Woodgrange Park

Nearby stations

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

51

Walkability score

253

Footpaths (500m)

0

Santander docks (800m)

3.2 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)

0

EV chargers (800m)

Total spaces (800m)152
Nearest car park329m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Queen's Market Car Park
581m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
628m

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: 8.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

9 min walk

55%

Recommend GP

55%

Overall GP experience

5

GPs within 1km

4

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 · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

65

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (524 m)

Nearest supermarketLidl · 515 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)

799m

Post office

Nearby shops

Agasi Wines166 m
Katherine Food And Wine203 m
PNR Grocery & Off Licence283 m
Sunrise Local335 m

Nearby cafes

Arabian Delights332 m
London Best Bites Ltd345 m
Chaiiwala410 m
Boba Blast Bubble Tea451 m

Nearby restaurants

Udaya320 m
Khans Restaurant331 m
Khan's371 m
Lahori Nihaari398 m

Nearby pubs

The Queens524 m
The Overdraft Tavern702 m
The Boleyn730 m

Nearby gyms

Upton Town Snooker & American Pool522 m
Plashet Park Bowling Club541 m
The Gym Group612 m
UK Fitness Club669 m

Nearby pharmacies

Plashet Pharmacy215 m
Shrewsbury Pharmacy & Clinic275 m
Superdrug702 m
Boots737 m

Nearby health

Shrewsbury Community Dental Department318 m
Shrewsbury Road Surgery329 m
Plashet Harmony Practice405 m
Grove Dental Practice498 m
Food hygiene (5-star)26% of 183

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

52

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,811m
Crossrail 2 route8,256m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,509 nationally

1,983

Est. population

17,116/km²

47%

Employed

29%

Degree educated

£38,500

Median income

9.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

29%
23%
22%
18%
Under 1829%
18–3423%
35–4922%
50–6418%
65+9%

Tenure

19%
61%
Own outright8%
Own (mortgage)12%
Private rent19%
Social rent61%
Shared ownership0%
Rent free0%

Ethnicity

46%
20%
White British12%
White Other7%
Asian46%
Black20%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household50%
Unemployed10%
No qualifications26%

Housing tenure (Census 2021)

Social rent61%
Private rent19%

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)
19
Planning apps (3 years)
22
Local approval rate
84%
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)
999
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)

London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS192 homes
completed
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
2, 2, Florence Road, East Ham, E6 1DZ7 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 1EX

Full postcodeE6 1EX
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.536529
Longitude0.042310
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