East Ham · Newham · East Ham constituency · 51.53572, 0.05090

E6 1LY— East Ham, Newham

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

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 51/100Yield 5.04%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
46
Schools
90
Transport
51
Environment
61
Investment
78

The bottom line

E6 1LY offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E6 1LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+330.0% vs London avg

Deep-dive guides for E6 1LY

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

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“High-connectivity investment target”

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How E6 1LY 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 · 3 min walk

KS2: 104.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 5 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

279.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+209% vs borough

Crime by type

Other38%
Violence & sexual offences17%
Theft14%
Anti-social behaviour11%
Robbery7%
Drug offences6%
Vehicle crime4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

5

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 +330% above London average

Property

Prices, sales volume and market trends

Avg floor area83.4 m²

EPC breakdown

C
8%
D
20%
E
3%
G
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 68%Flat 30%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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£208,500
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

1996–2021 · CAGR

+6.4%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.2%

per year

Acceleration

-105.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 37 sales

Property Type Mix

Total: 37 sales

Terraced70.3%
Flat/maisonette29.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£100k+69.5%2.2
Post-dot-com plateau2001–2004£135k£178k+31.9%2.2
Pre-crash peak2005–2007£150k£134k-10.7%1.3
GFC & correction2008–2010£193k£213k+10.5%2.5
Help-to-Buy recovery2013–2016£208k£380k+82.9%1.3
Brexit uncertainty2017–2019£220k£390k+77.3%1.5
Pandemic surge2021–2021£280k£280k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.7% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+6.7% α
Local
12.1%
District
5.4%
Terraced+0.3% α
Local
8.6%
District
8.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
4 min walk
Upton Park Underground StationDistrict · Hammersmith & City
14 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

66

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City40 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)

2

EV chargers (800m)

Nearest car park38m
Santander docks (800m)0
Nearest cycle dock3.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

46

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (410 m)

Nearest supermarketNorthwest · 131 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)

120m

Post office

Nearby shops

A&S Convenience Store101 m
WHSmith118 m
The Best SB Butchers125 m
Eastham Local177 m

Nearby cafes

Aunt Sallys Cafe104 m
Honey Special Cake127 m
Tea Point134 m
Starbucks177 m

Nearby restaurants

German Doner Kebab103 m
Greggs105 m
Aroma Multicuisine127 m
Mowchi136 m

Nearby pubs

The Overdraft Tavern410 m
The Miller's Well455 m
Red Lion712 m

Nearby gyms

The Gym Group185 m
The Gym355 m
East Ham Leisure Centre540 m
Plashet Park Bowling Club572 m

Nearby pharmacies

Superdrug100 m
Boots135 m
Munro Pharmacy273 m
Blakeberry Pharmacy568 m

Nearby health

Central Park Surgery353 m
Aspire Medical Centre355 m
Smile Dental Care378 m
The Azad Practice608 m
Food hygiene (5-star)30% of 248

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

78

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,021m
Crossrail 2 route8,859m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,241 nationally

2,172

Est. population

17,909/km²

55%

Employed

36%

Degree educated

£39,300

Median income

9.0%

Claimant rate

Inner cityVery high densityRenters

27

Community stability

Age profile

27%
26%
26%
14%
Under 1827%
18–3426%
35–4926%
50–6414%
65+7%

Tenure

16%
17%
57%
Own outright16%
Own (mortgage)17%
Private rent57%
Social rent9%
Shared ownership1%
Rent free1%

Ethnicity

13%
65%
White British8%
White Other13%
Asian65%
Black6%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household58%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent57%
Social rent9%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
37
Local approval rate
67%
Borough approval rate
76%
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)
462
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
Car Park East Side, Car Park East Side, Ron Leighton Way, East Ham, E6 1NN98 homes
completed
Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
2A, 2A, Kempton Road, East Ham, E6 2LD37 homes
completed
1, 1, Ray Massey Way, East Ham, E6 1HZ16 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 1LY

Full postcodeE6 1LY
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.535723
Longitude0.050896
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