East Ham · Newham · East Ham constituency · 51.53331, 0.05829

E6 2RT— East Ham, Newham

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

The family fortress

 

Schools 100%Safety 76/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
76
Schools
90
Transport
44
Environment
68
Investment
60

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E6 2RT

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-13.1% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E6 2RT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E6 2RT has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Altmore Infant School

Good · Inspected Jun 2023 · 5 min walk

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 12 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.8 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Anti-social behaviour18%
Drug offences9%
Vehicle crime9%
Theft8%
Robbery4%
Burglary3%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.1km

Crime is +44% 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£2,459/m²
Price per ft²£228/ft²
Avg floor area61.4 m²

EPC breakdown

B
31%
C
16%
D
9%
E
4%
F
1%

Based on 61 properties · Confidence: high

Street mix

Terraced 13%Flat 80%Other 7%

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 era2021
WallsAverage thermal transmittance 0.30 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+0.4%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.5%

per year

Acceleration

-43.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced20%
Flat/maisonette80%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£136k£140k+2.9%1.7
GFC & correction2008–2008£205k£205k+0%1
Help-to-Buy recovery2016–2016£240k£240k+0%1
Brexit uncertainty2019–2019£215k£215k+0%1
Rate-rise correction2023–2023£233k£233k+0%1
Current market2025–2025£150k£150k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
10 min walk
Upton Park Underground StationDistrict · Hammersmith & City
20 min walk
Barking Rail Stationc2c · Suffragette
21 min walk
Barking Underground StationDistrict · Hammersmith & City
21 min walk
Woodgrange Park Rail StationSuffragette
25 min walk
No bus stops within 400m

56

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

4.0 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 park62m
Santander docks (800m)0
Nearest cycle dock4.0 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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier 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 AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 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

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

4

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

43

Parks (1km)

45

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

14

Convenience

Nearest supermarketLidl · 327 m
3 tennis courts1 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)

72m

Post office

Nearby shops

Madina Halal Meat & Poultry63 m
SKT Super Food69 m
Chashni83 m
Osei Krom86 m

Nearby cafes

Friendly Cafe115 m
Mihaur195 m
Pop-In-Cafe232 m
Steam & Bean241 m

Nearby restaurants

New Feng Restaurant79 m
Al Farooq Kebabish103 m
Yankees108 m
Subway170 m

Nearby pubs

The Miller's Well134 m
Red Lion416 m
The Overdraft Tavern833 m

Nearby gyms

East Ham Leisure Centre167 m
The Gym309 m
The Gym Group678 m

Nearby pharmacies

Blakeberry Pharmacy265 m
Munro Pharmacy338 m
Boots461 m
Superdrug488 m

Nearby health

East Ham Dental Centre405 m
Smile Dental Care527 m
Central Park Surgery566 m
Aspire Medical Centre572 m
Food hygiene (5-star)35% of 174

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

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 months1

Rental market

High

Demand

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

52.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,062m
Crossrail 2 route9,405m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,375 nationally

2,464

Est. population

17,969/km²

55%

Employed

37%

Degree educated

£36,500

Median income

8.1%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

27%
22%
25%
16%
Under 1827%
18–3422%
35–4925%
50–6416%
65+10%

Tenure

14%
19%
40%
26%
Own outright14%
Own (mortgage)19%
Private rent40%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

25%
47%
White British11%
White Other25%
Asian47%
Black11%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine21%
No car household50%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Private rent40%
Social rent26%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
31
Local approval rate
63%
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)
565
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

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
Corner of, Corner of, Nelson Street, Melbourne Road, East Ham, E6 2SX43 homes
completed
HARDY AND NAPOLEON HOUSES AT, HARDY AND NAPOLEON HOUSES AT, NELSON STREET, WELLINGTON ROAD, E6 2SB25 homes
completed
451 - 453, 451 - 453, Barking Road, East Ham, E6 2JY14 homes
completed
2 to 4 and 1 to 3, 2 to 4 and 1 to 3, Nelson Street and High Street South, East Ham, E6 6EN8 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 2RT

Full postcodeE6 2RT
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.533309
Longitude0.058286
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
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