East Ham · Newham · East Ham constituency · 51.53718, 0.04506

E6 2JH— East Ham, Newham

Location and area intelligence for E6 2JH, East Ham, Newham

The practical family move

 

Schools 100%Safety 76/100Transport 52/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
76
Schools
90
Transport
52
Environment
66
Investment
60

The bottom line

E6 2JH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E6 2JH

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-6.4% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E6 2JH

🛡️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 2JH 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 · 4 min walk

KS2: 113.0

★★

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 · 6 min walk

11 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

94.8 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+5% vs borough

Crime by type

Other35%
Anti-social behaviour18%
Violence & sexual offences16%
Theft9%
Drug offences7%
Robbery7%
Vehicle crime5%
Burglary3%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.7km

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,902/m²
Price per ft²£270/ft²
Avg floor area67.8 m²

EPC breakdown

C
30%
D
6%
E
2%

Based on 38 properties · Confidence: high

Street mix

Terraced 39%Flat 61%

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£169,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1996–2026 · CAGR

+3.2%

Total change

+160%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.4%

per year

Acceleration

-199.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 22 sales

Property Type Mix

Total: 22 sales

Terraced40.9%
Flat/maisonette59.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£75k£75k+0%1
Post-dot-com plateau2001–2003£70k£115k+64.3%2.7
Pre-crash peak2007–2007£238k£238k+0%2
GFC & correction2008–2012£228k£122k-46.4%1.5
Help-to-Buy recovery2015–2016£215k£175k-18.6%2
Brexit uncertainty2019–2019£200k£200k+0%1
Rate-rise correction2022–2022£481k£481k+0%2
Current market2026–2026£195k£195k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

+0.9% alpha

Flat/maisonette+1.1% α
Local
6.3%
District
5.2%
Terraced+0.9% α
Local
7.4%
District
6.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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 StationDistrict line
5.6 min walk
Woodgrange Park

Nearby stations

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

45

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

3.3 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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)152
Nearest car park225m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Shaftesbury Road Public Car Park152 spaces· yes
785m
🅿️
Queen's Market Car Park
785m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

WORDSWORTH HEALTH CENTRE

19 WORDSWORTH AVENUE, E12 6SU

7 min walk

55%

Recommend GP

55%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Overdraft Tavern (499 m)

Nearest supermarketNorthwest · 529 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)

490m

Post office

Nearby shops

Agasi Wines256 m
Katherine Food And Wine258 m
Sunrise Local271 m
Quick's412 m

Nearby cafes

Arabian Delights271 m
VE6489 m
Aunt Sallys Cafe529 m
London Best Bites Ltd531 m

Nearby restaurants

Udaya249 m
Khan's304 m
Chennai Dosa444 m
KFC447 m

Nearby pubs

The Overdraft Tavern499 m
The Queens727 m
The Boleyn885 m

Nearby gyms

Plashet Park Bowling Club379 m
The Gym Group414 m
Upton Town Snooker & American Pool718 m
The Gym758 m

Nearby pharmacies

Shrewsbury Pharmacy & Clinic198 m
Plashet Pharmacy246 m
Superdrug532 m
Boots565 m

Nearby health

Shrewsbury Community Dental Department232 m
Shrewsbury Road Surgery261 m
Plashet Harmony Practice330 m
Aspire Medical Centre622 m
Food hygiene (5-star)30% of 147

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

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 score16/100
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

37.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,967m
Crossrail 2 route8,437m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,301 nationally

1,983

Est. population

20,742/km²

51%

Employed

32%

Degree educated

£39,300

Median income

7.7%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

27%
26%
23%
15%
Under 1827%
18–3426%
35–4923%
50–6415%
65+9%

Tenure

17%
13%
48%
21%
Own outright17%
Own (mortgage)13%
Private rent48%
Social rent21%
Shared ownership0%

Ethnicity

68%
White British5%
White Other12%
Asian68%
Black7%
Mixed2%
Other5%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine23%
No car household55%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Private rent48%
Social rent21%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
24
Local approval rate
92%
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)
132
Largest scheme
192 homes · London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS
Pipeline pressure
NONE

Named schemes (500m)

190 - 200, 190 - 200, Plashet Grove, East Ham, E6 1DA42 homes
completed
FORMER EAST HAM TECHNICAL COLLEGE, FORMER EAST HAM TECHNICAL COLLEGE, ARRAGON ROAD, E625 homes
completed
1a, 1a, Malvern Road, East Ham, E6 1EN4 homes
completed
2a, 2a, Malvern Road, East Ham, E6 1LT4 homes
completed
Oldgate House, Oldgate House, Victoria Avenue, E6 1EU4 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 2JH

Full postcodeE6 2JH
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.537183
Longitude0.045064
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