East Ham · Newham · East Ham constituency · 51.53013, 0.04994

E6 3AE— East Ham, Newham

Location and area intelligence for E6 3AE, East Ham, Newham

The practical family move

 

Schools 100%Safety 78/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
78
Schools
90
Transport
42
Environment
66
Investment
59

The bottom line

E6 3AE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E6 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for E6 3AE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E6 3AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hartley Primary School

Good · Inspected Oct 2022 · 5 min walk

KS2: 104.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 13 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.4 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences25%
Other18%
Anti-social behaviour14%
Vehicle crime11%
Drug offences10%
Robbery10%
Theft8%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 893m

Crime is +25% 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£4,429/m²
Price per ft²£411/ft²
Avg floor area97.6 m²

EPC breakdown

C
12%
D
33%
E
8%

Based on 53 properties · Confidence: high

Street mix

Terraced 68%Flat 32%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£244,000
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

1995–2025 · CAGR

+5.9%

Total change

+457%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.0%

per year

Acceleration

-26.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 44 sales

Property Type Mix

Total: 44 sales

Terraced72.7%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£55k-7.1%1.2
Post-dot-com plateau2001–2004£130k£215k+65.4%3
Pre-crash peak2006–2007£229k£275k+20.2%2
GFC & correction2008–2012£171k£136k-20.2%2
Help-to-Buy recovery2014–2016£285k£310k+8.8%2.3
Brexit uncertainty2017–2017£440k£440k+0%2
Pandemic surge2021–2021£295k£295k+0%1
Rate-rise correction2022–2023£545k£540k-0.9%1
Current market2024–2025£500k£330k-34%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced+0.2% α
Local
7.9%
District
7.7%
Flat/maisonette-1.4% α
Local
-6%
District
-4.6%

CAGR over 16yr 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 Velocity100
Seasonal Timing4
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 StationDistrict line
11.8 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
12 min walk
Upton Park Underground StationDistrict · Hammersmith & City
15 min walk
Beckton DLR StationDLR
24 min walk
Woodgrange Park Rail StationSuffragette
27 min walk
Woodgrange ParkNational Rail
27 min walk
No bus stops within 400m

51

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

3.4 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock3.4 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: 8.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 km

Energy

Solar: 853 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 yield853.1 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

15 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 1.2 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

44

Parks (1km)

44

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Red Lion (386 m)

Nearest supermarketLidl · 435 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)

726m

Post office

Nearby shops

Abundant Grace251 m
Londis266 m
European Food & Wine398 m
Bavish Food & Wine429 m

Nearby cafes

Central Park Cafe161 m
Aroma Espresso215 m
Sunrise Cafe250 m
Cafe Star271 m

Nearby restaurants

Rustix Gourmet218 m
F Osto224 m
Squires African Restaurant257 m
Alex's257 m

Nearby pubs

Red Lion386 m
The Miller's Well581 m
The Overdraft Tavern1.0 km

Nearby gyms

The Gym429 m
East Ham Leisure Centre514 m
The Gym Group811 m
Plashet Park Bowling Club1.1 km

Nearby pharmacies

Blakeberry Pharmacy429 m
Munro Pharmacy485 m
Superdrug637 m
Boots651 m

Nearby health

Smile Dental Care253 m
Aspire Medical Centre272 m
Central Park Surgery274 m
The Azad Practice331 m
Food hygiene (5-star)32% of 167

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

59

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

49.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,452m
Crossrail 2 route8,897m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,470 nationally

1,880

Est. population

30,000/km²

52%

Employed

35%

Degree educated

£39,300

Median income

8.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

30%
24%
24%
13%
Under 1830%
18–3424%
35–4924%
50–6413%
65+10%

Tenure

28%
22%
34%
16%
Own outright28%
Own (mortgage)22%
Private rent34%
Social rent16%
Shared ownership0%

Ethnicity

67%
White British8%
White Other9%
Asian67%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household40%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
29
Local approval rate
55%
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)
455
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
299-301, 299-301, Barking Road, East Ham, E6 1LB6 homes
completed
272, 272, Central Park Road, East Ham, E6 3AD4 homes
completed
298a, 298a, Barking Road, East Ham, E6 3BA3 homes
completed
25-29, 25-29, Wakefield Street, E6 1NG3 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 3AE

Full postcodeE6 3AE
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.530128
Longitude0.049938
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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