East Ham · Newham · East Ham constituency · 51.53794, 0.05004

E6 2JL— East Ham, Newham

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

The practical family move

 

Schools 100%Safety 76/100Transport 57/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
57
Environment
64
Investment
60

The bottom line

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

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Location

E6 2JL

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 2JL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E6 2JL 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 · 2 min walk

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 11 min walk

11 primaries · 1 secondaries · 0 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

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£4,722/m²
Price per ft²£439/ft²
Avg floor area108.6 m²

EPC breakdown

C
7%
D
21%
E
4%

Based on 32 properties · Confidence: high

Street mix

Terraced 96%Flat 4%

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£271,500
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, 100 mm loft insulation
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

1995–2024 · CAGR

+7.4%

Total change

+697%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-16.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Terraced96.3%
Flat/maisonette3.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£64k£90k+40.2%1.8
Post-dot-com plateau2001–2004£127k£250k+96.8%1.8
Pre-crash peak2006–2007£272k£295k+8.5%1
GFC & correction2008–2011£279k£249k-10.8%1.5
Help-to-Buy recovery2013–2016£275k£150k-45.5%1.3
Brexit uncertainty2017–2018£215k£400k+86%1
Pandemic surge2020–2020£485k£485k+0%1
Current market2024–2024£510k£510k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
9.1%
District
8.2%

CAGR over 19yr 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 Timing5
Trend Position10

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
1.6 min walk
Woodgrange Park

Nearby stations

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

59

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

3.7 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)

2

EV chargers (800m)

Nearest car park256m
Santander docks (800m)0
Nearest cycle dock3.7 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: 8.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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

4 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 · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

44

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

5

Convenience

Nearest supermarketNorthwest · 253 m
2 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)

210m

Post office

Nearby shops

Eastham Local164 m
The Best SB Butchers204 m
WHSmith207 m
A&S Convenience Store354 m

Nearby cafes

VE6240 m
Aunt Sallys Cafe350 m
Honey Special Cake377 m
Tea Point382 m

Nearby restaurants

Chennai Dosa89 m
KFC133 m
Papa Chicken151 m
Pepe's Piri Piri166 m

Nearby pubs

The Overdraft Tavern185 m
The Miller's Well663 m
Red Lion961 m

Nearby gyms

The Gym Group92 m
Plashet Park Bowling Club330 m
The Gym598 m
East Ham Leisure Centre767 m

Nearby pharmacies

Superdrug300 m
Boots317 m
Shrewsbury Pharmacy & Clinic438 m
Munro Pharmacy511 m

Nearby health

Shrewsbury Community Dental Department437 m
Sangam Surgery (Gladstone Avenue)460 m
Shrewsbury Road Surgery470 m
Vara Dental Practice471 m
Food hygiene (5-star)29% of 246

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,207m
Crossrail 2 route8,771m

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)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
32
Local approval rate
77%
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
1, 1, Ray Massey Way, East Ham, E6 1HZ16 homes
completed
149 - 153, 149 - 153, High Street North, East Ham, E6 1HZ14 homes
completed
18, 18, Wordsworth Avenue, Manor Park, E12 6SU11 homes
completed
200 - 202, 200 - 202, High Street North, East Ham, E6 2JA7 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 2JL

Full postcodeE6 2JL
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.537941
Longitude0.050044
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