Boleyn · Newham · East Ham constituency · 51.53498, 0.04407

E6 1HB— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 85/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
85
Schools
90
Transport
41
Environment
66
Investment
56

The bottom line

E6 1HB 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 1HB

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-44.0% vs London avg

Deep-dive guides for E6 1HB

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E6 1HB 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 · 1 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 7 min walk

9 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.6km

Crime is 44% below 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£4,086/m²
Price per ft²£380/ft²
Avg floor area91.4 m²

EPC breakdown

B
5%
C
11%
D
22%
E
9%

Based on 47 properties · Confidence: high

Street mix

Semi 10%Terraced 90%

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£228,500
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)
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

1995–2025 · CAGR

+7.2%

Total change

+716%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.6%

per year

Acceleration

+51.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached10%
Terraced90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£120k+140%1.5
Post-dot-com plateau2001–2004£75k£240k+220%2.8
Pre-crash peak2005–2007£218k£235k+7.6%1.3
GFC & correction2012–2012£243k£243k+0%1
Help-to-Buy recovery2013–2016£245k£440k+79.6%1
Brexit uncertainty2018–2019£395k£330k-16.5%1
Pandemic surge2021–2021£460k£460k+0%1
Current market2024–2025£330k£408k+23.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
14.7%
District
13.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
Trend Position75

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
8 min walk
Woodgrange Park

Nearby stations

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

46

Walkability score

281

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park467m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Queen's Market Car Park
656m

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: 8.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

10 min walk

55%

Recommend GP

55%

Overall GP experience

5

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

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (596 m)

Nearest supermarketNorthwest · 606 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)

579m

Post office

Nearby shops

Sunrise Local158 m
Quick's178 m
Agasi Wines373 m
Katherine Food And Wine404 m

Nearby cafes

Arabian Delights154 m
Sunrise Cafe440 m
Bobar475 m
Aroma Espresso484 m

Nearby restaurants

Udaya154 m
Khan's188 m
Arte D'Cozinha417 m
Papa John's418 m

Nearby pubs

The Queens596 m
The Boleyn646 m
The Overdraft Tavern703 m

Nearby gyms

The Gym Group552 m
UK Fitness Club582 m
Plashet Park Bowling Club632 m
Upton Town Snooker & American Pool664 m

Nearby pharmacies

Plashet Pharmacy409 m
Shrewsbury Pharmacy & Clinic425 m
Superdrug578 m
Boots614 m

Nearby health

The Azad Practice416 m
Shrewsbury Community Dental Department466 m
Shrewsbury Road Surgery489 m
Aspire Medical Centre499 m
Food hygiene (5-star)43% of 89

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

56

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,719m
Crossrail 2 route8,402m

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)
1
Planning apps (12 months)
17
Planning apps (3 years)
15
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)
1075
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)

190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
2, 2, Boleyn Road, East Ham, E6 1QE42 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
Central Hotel 150, Central Hotel 150, Barking Road, East Ham, E6 3BD9 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 1HB

Full postcodeE6 1HB
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.534979
Longitude0.044071
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