Wall End · Newham · East Ham constituency · 51.53601, 0.05499

E6 2BE— Wall End, Newham

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

The practical family move

 

Schools 100%Safety 87/100Transport 54/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
87
Schools
90
Transport
54
Environment
61
Investment
61

The bottom line

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

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

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Location

E6 2BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for E6 2BE

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E6 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lathom Junior School

Not yet inspected · 3 min walk

KS2: 107.0

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 7 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.7 incidents per 1,000 residents

Better than 82% of London
→ Stable

-72% vs borough

Crime by type

Anti-social behaviour24%
Other22%
Violence & sexual offences18%
Vehicle crime12%
Robbery10%
Drug offences6%
Theft4%
Burglary4%

Road safety

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

2

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 60% 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£5,934/m²
Price per ft²£551/ft²
Avg floor area61.4 m²

EPC breakdown

C
5%
D
13%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 72%Flat 28%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£153,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

+4.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Terraced78.3%
Flat/maisonette21.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£74k+36.1%1.5
Post-dot-com plateau2002–2004£66k£90k+36.4%1.7
GFC & correction2008–2010£120k£240k+100%1
Help-to-Buy recovery2013–2015£210k£324k+54%2
Pandemic surge2020–2020£410k£410k+0%2
Rate-rise correction2022–2022£384k£384k+0%1
Current market2025–2025£375k£375k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
6.3%
District
7.3%

CAGR over 28yr 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 Velocity75
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Ham Underground StationHammersmith & City line
5 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
5 min walk
Upton Park Underground StationDistrict · Hammersmith & City
17 min walk
Woodgrange Park Rail StationSuffragette
21 min walk
Woodgrange ParkNational Rail
21 min walk
Barking Rail StationSuffragette · c2c
23 min walk
No bus stops within 400m

64

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

3.9 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 park248m
Santander docks (800m)0
Nearest cycle dock3.9 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: 9.1 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 98% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

8 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

45

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

18

Convenience

Nearest supermarketNorthwest · 172 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

212m

Post office

Nearby shops

NKS Food And Wine65 m
Uthayans Food And Wine163 m
Fresh Meat Market191 m
Kahn's204 m

Nearby cafes

Costa194 m
Seahorse227 m
Mr Bubble Tea234 m
Rian's236 m

Nearby restaurants

Greggs181 m
German Doner Kebab194 m
The Coffee Hut208 m
baba214 m

Nearby pubs

The Miller's Well298 m
The Overdraft Tavern456 m
Red Lion670 m

Nearby gyms

The Gym Group315 m
The Gym332 m
East Ham Leisure Centre422 m
Plashet Park Bowling Club723 m

Nearby pharmacies

Boots153 m
Superdrug188 m
Munro Pharmacy259 m
Blakeberry Pharmacy496 m

Nearby health

Smile Dental Care500 m
Central Park Surgery505 m
Aspire Medical Centre510 m
Sangam Surgery (Gladstone Avenue)623 m
Food hygiene (5-star)30% of 230

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

61

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Very High

Demand

Very 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

58.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,193m
Crossrail 2 route9,136m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,126 nationally

1,947

Est. population

30,000/km²

56%

Employed

29%

Degree educated

£39,200

Median income

7.7%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

28%
24%
24%
16%
Under 1828%
18–3424%
35–4924%
50–6416%
65+8%

Tenure

20%
19%
52%
Own outright20%
Own (mortgage)19%
Private rent52%
Social rent8%
Shared ownership1%

Ethnicity

21%
64%
White British6%
White Other21%
Asian64%
Black4%
Mixed2%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household50%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent52%
Social rent8%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
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)
41
Local approval rate
69%
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)
647
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
Town Hall Annexe And Brian Didsbury Centre, 330-354, Town Hall Annexe And Brian Didsbury Centre, 330-354, Barking Road, East Ham, E6 2RT185 homes
completed
Car Park East Side, Car Park East Side, Ron Leighton Way, East Ham, E6 1NN98 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
21.4%
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 2BE

Full postcodeE6 2BE
Postcode districtE6
BoroughLondon Borough of Newham
WardWall End
Latitude51.536011
Longitude0.054990
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