Boleyn · Newham · East Ham constituency · 51.53616, 0.04076

E6 1EZ— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 80/100Transport 44/100~5% yield · indicativeOnly 1 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
44
Environment
67
Investment
52

The bottom line

E6 1EZ 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 1EZ

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 1EZ

🛡️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 1EZ 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 · 9 min walk

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 3 min walk

11 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.8km

Crime is +6% above 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£8,214/m²
Price per ft²£763/ft²
Avg floor area67.8 m²

EPC breakdown

C
8%
D
20%
E
8%

Based on 36 properties · Confidence: high

Street mix

Semi 11%Terraced 85%Other 4%

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£169,500
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)
Roof(another dwelling above)
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

1997–2025 · CAGR

+8.1%

Total change

+776%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.5%

per year

Acceleration

+52.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£123k+95.2%1.8
Post-dot-com plateau2001–2004£114k£229k+101.8%2.2
Pre-crash peak2007–2007£253k£253k+0%2
GFC & correction2008–2012£250k£233k-6.8%1
Help-to-Buy recovery2014–2014£278k£278k+0%2
Brexit uncertainty2017–2018£440k£390k-11.4%1
Current market2025–2025£552k£552k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
7.4%
District
8.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position40

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
4.7 min walk
Woodgrange Park

Nearby stations

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

55

Walkability score

233

Footpaths (500m)

0

Santander docks (800m)

3.1 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)156
Nearest car park333m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Queen's Market Car Park
466m
🅿️
Shaftesbury Road Public Car Park152 spaces· yes
554m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
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

PLASHET ROAD MEDICAL CENTRE

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

7 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRainbow Ward · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

73

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Queens (409 m)

Nearest supermarketLidl · 405 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)

720m

Post office

Nearby shops

PNR Grocery & Off Licence190 m
Agasi Wines207 m
Katherine Food And Wine252 m
Upton Food and Wine373 m

Nearby cafes

London Best Bites Ltd255 m
Chaiiwala314 m
Funky Sweet And Savoury351 m
Boba Blast Bubble Tea354 m

Nearby restaurants

Khans Restaurant241 m
Lahori Nihaari300 m
Spice Cottage310 m
Imaan Restaurant311 m

Nearby pubs

The Queens409 m
The Boleyn655 m

Nearby gyms

Upton Town Snooker & American Pool416 m
UK Fitness Club596 m
Plashet Park Bowling Club642 m
Gym Spot658 m

Nearby pharmacies

Plashet Pharmacy274 m
Shrewsbury Pharmacy & Clinic365 m
Akro Pharmacy780 m

Nearby health

Shrewsbury Community Dental Department406 m
Grove Dental Practice406 m
Shrewsbury Road Surgery409 m
Upton Park Dentalcare429 m
Food hygiene (5-star)23% of 253

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

50.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,724m
Crossrail 2 route8,156m

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)
3
Planning apps (12 months)
22
Planning apps (3 years)
25
Local approval rate
86%
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)
1002
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 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 1EZ

Full postcodeE6 1EZ
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.536161
Longitude0.040765
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