Wall End · Newham · East Ham constituency · 51.53974, 0.05654

E6 2AD— Wall End, Newham

Location and area intelligence for E6 2AD, Wall End, Newham

The practical family move

 

Schools 100%Safety 81/100Transport 47/100Yield 5.04%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
90
Transport
47
Environment
67
Investment
74

The bottom line

E6 2AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E6 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E6 2AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E6 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kensington Primary School

Not yet inspected · 3 min walk

KS2: 107.2

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 6 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.0 incidents per 1,000 residents

Better than 54% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences25%
Other20%
Vehicle crime20%
Robbery12%
Anti-social behaviour11%
Theft7%
Drug offences3%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.8km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area104.5 m²

EPC breakdown

C
5%
D
9%

Based on 14 properties · Confidence: medium

Street mix

Terraced 92%Other 8%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£261,250
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2018 · CAGR

+9.6%

Total change

+527%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.4%

per year

Acceleration

-216.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£71k£105k+47.9%1
Post-dot-com plateau2001–2001£170k£170k+0%2
Pre-crash peak2007–2007£240k£240k+0%1
Help-to-Buy recovery2014–2015£300k£250k-16.7%1
Brexit uncertainty2017–2018£700k£445k-36.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
5.8%
District
7.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationHammersmith & City line
3.6 min walk
Woodgrange Park

Nearby stations

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

35

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

4.1 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)35
Nearest car park493m
Santander docks (800m)0
Nearest cycle dock4.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 km

Energy

Solar: 858 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 yield858.2 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

6 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

28

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (365 m)

Nearest supermarketNorthwest · 474 m
1 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)

475m

Post office

Nearby shops

Masila Stores Food and Wine62 m
Khan Halal Meat67 m
NKS Food Centre82 m
Dilka Express88 m

Nearby cafes

VE6432 m
Costa615 m
Aunt Sallys Cafe620 m
Tea Point644 m

Nearby restaurants

Papa Chicken388 m
Tennessee Fried Chicken392 m
Chennai Dosa406 m
baba441 m

Nearby pubs

The Overdraft Tavern365 m
The Miller's Well698 m
Red Lion1.1 km

Nearby gyms

The Gym Group464 m
Plashet Park Bowling Club652 m
The Gym760 m
East Ham Leisure Centre825 m

Nearby pharmacies

Boots519 m
Superdrug540 m
Munro Pharmacy686 m
Blakeberry Pharmacy911 m

Nearby health

Sangam Surgery (Gladstone Avenue)296 m
Vara Dental Practice499 m
East Ham Dental Centre847 m
Carpenters Practice (Church Road)907 m
Food hygiene (5-star)32% of 184

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

74

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

39.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,604m
Crossrail 2 route9,201m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,042 nationally

1,682

Est. population

30,000/km²

56%

Employed

37%

Degree educated

£39,200

Median income

7.3%

Claimant rate

Inner cityVery high densityEstablished mixed

32

Community stability

Age profile

25%
27%
26%
16%
Under 1825%
18–3427%
35–4926%
50–6416%
65+7%

Tenure

22%
21%
52%
Own outright22%
Own (mortgage)21%
Private rent52%
Social rent5%
Shared ownership0%

Ethnicity

67%
White British10%
White Other10%
Asian67%
Black5%
Mixed2%
Other7%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine24%
No car household41%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Private rent52%
Social rent5%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
36
Local approval rate
62%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
574
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

184, 184, Altmore Avenue, East Ham, E6 2AE3 homes
completed
227, 227, Byron Avenue, Manor Park, E12 6NJ3 homes
completed
128a, 128a, Sibley Grove, Manor Park, E12 6SF3 homes
completed
Land between 177 and 185, Land between 177 and 185, Altmore Avenue, East Ham, E6 2BT3 homes
completed
146, 146, Caledon Road, East Ham, E6 2EZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.4%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Luke ChartersLabour
Lester Thompson HudsonLabour
Jemima Ekua McAlmontLabour

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Key facts for E6 2AD

Full postcodeE6 2AD
Postcode districtE6
BoroughLondon Borough of Newham
WardWall End
Latitude51.539743
Longitude0.056543
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