East Ham · Newham · East Ham constituency · 51.53496, 0.04874

E6 1LW— East Ham, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 48/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
84
Schools
90
Transport
48
Environment
62
Investment
60

The bottom line

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

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Location

E6 1LW

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-6.4% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E6 1LW

🛡️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 1LW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hartley Primary School

Good · Inspected Oct 2022 · 2 min walk

KS2: 104.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 6 min walk

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
→ Stable

-53% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour17%
Drug offences12%
Vehicle crime10%
Robbery5%
Burglary4%
Theft3%

Road safety

99

Road safety score

1

Accidents (5yr)

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 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,704/m²
Price per ft²£530/ft²
Avg floor area73.4 m²

EPC breakdown

C
21%
D
40%
E
10%
F
4%

Based on 75 properties · Confidence: high

Street mix

Terraced 76%Detached 1%Flat 20%Other 3%

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£183,500
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 CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.6%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.5%

per year

Acceleration

+63.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 81 sales

Property Type Mix

Total: 81 sales

Detached1.2%
Terraced76.5%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£92k+83%3
Post-dot-com plateau2001–2004£125k£206k+64.4%5
Pre-crash peak2005–2007£196k£246k+25.5%4
GFC & correction2008–2011£246k£106k-57.1%3.3
Help-to-Buy recovery2013–2016£122k£388k+218%2
Brexit uncertainty2017–2019£355k£210k-40.8%2.3
Pandemic surge2021–2021£350k£350k+0%1
Rate-rise correction2023–2023£351k£351k+0%2
Current market2024–2026£405k£480k+18.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+0% α
Local
7.4%
District
7.4%
Flat/maisonette-0.2% α
Local
5.5%
District
5.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationDistrict line
5.7 min walk
Woodgrange Park

Nearby stations

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

62

Walkability score

208

Footpaths (500m)

0

Santander docks (800m)

3.5 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 park209m
Santander docks (800m)0
Nearest cycle dock3.5 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: 8.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
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

8 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

43

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (525 m)

Nearest supermarketNorthwest · 303 m
5 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)

288m

Post office

Nearby shops

Sunrise Local166 m
A&S Convenience Store179 m
WHSmith286 m
The Best SB Butchers292 m

Nearby cafes

Arabian Delights171 m
Honey Special Cake216 m
Aunt Sallys Cafe216 m
Tea Point223 m

Nearby restaurants

Khan's144 m
Udaya171 m
Mowchi219 m
Rice Club222 m

Nearby pubs

The Overdraft Tavern525 m
The Miller's Well554 m
Red Lion724 m

Nearby gyms

The Gym Group313 m
The Gym409 m
Plashet Park Bowling Club606 m
East Ham Leisure Centre610 m

Nearby pharmacies

Superdrug261 m
Boots296 m
Munro Pharmacy351 m
Shrewsbury Pharmacy & Clinic545 m

Nearby health

Aspire Medical Centre283 m
Central Park Surgery284 m
Smile Dental Care327 m
The Azad Practice455 m
Food hygiene (5-star)29% of 215

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

60

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 score24/100
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

51.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,873m
Crossrail 2 route8,723m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,115 nationally

1,852

Est. population

30,000/km²

51%

Employed

35%

Degree educated

£39,300

Median income

10.9%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

29%
23%
25%
15%
Under 1829%
18–3423%
35–4925%
50–6415%
65+9%

Tenure

21%
22%
40%
16%
Own outright21%
Own (mortgage)22%
Private rent40%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

70%
White British6%
White Other11%
Asian70%
Black6%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household52%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
33
Local approval rate
65%
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)
460
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY277 homes
completed
Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
1, 1, Ray Massey Way, East Ham, E6 1HZ16 homes
completed
149 - 153, 149 - 153, High Street North, East Ham, E6 1HZ14 homes
completed
299-301, 299-301, Barking Road, East Ham, E6 1LB6 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 1LW

Full postcodeE6 1LW
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.534960
Longitude0.048743
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