East Ham · Newham · East Ham constituency · 51.53182, 0.04824

E6 3AS— East Ham, Newham

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 43/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
65
Schools
90
Transport
43
Environment
67
Investment
61

The bottom line

E6 3AS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E6 3AS

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-6.4% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for E6 3AS

🛡️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

“High-connectivity investment target”

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How E6 3AS 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 · 3 min walk

KS2: 104.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 11 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

159.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+76% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour14%
Theft10%
Drug offences7%
Vehicle crime7%
Robbery5%
Burglary4%

Road safety

91

Road safety score

9

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.1km

Crime is +145% above 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£4,649/m²
Price per ft²£432/ft²
Avg floor area47.7 m²

EPC breakdown

C
8%
D
7%
E
6%
F
8%

Based on 29 properties · Confidence: medium

Street mix

Flat 100%

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£119,250
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, as built, partial insulation (assumed)
Roof(another dwelling above)
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

2000–2025 · CAGR

+5.5%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

+4.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£59k£59k+0%2
Post-dot-com plateau2001–2002£65k£85k+30.8%2.5
Pre-crash peak2005–2007£118k£160k+36.2%2.5
GFC & correction2010–2012£117k£103k-12.4%1
Help-to-Buy recovery2013–2016£118k£200k+69.5%1.5
Brexit uncertainty2017–2017£243k£243k+0%1
Pandemic surge2021–2021£229k£229k+0%2
Current market2025–2025£225k£225k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.5%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

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
9.8 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
10 min walk
Upton Park Underground StationDistrict · Hammersmith & City
12 min walk
Woodgrange Park Rail StationSuffragette
24 min walk
Woodgrange ParkNational Rail
24 min walk
Plaistow Underground StationHammersmith & City · District
27 min walk
No bus stops within 400m

56

Walkability score

160

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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park96m
Santander docks (800m)0
Nearest cycle dock3.3 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

36

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Red Lion (543 m)

Nearest supermarketLidl · 405 m
3 tennis courts2 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)

586m

Post office

Nearby shops

Abundant Grace42 m
Londis50 m
Quick's292 m
Sunrise Local365 m

Nearby cafes

Sunrise Cafe49 m
Aroma Espresso67 m
Naan & Chai223 m
Cafe Star229 m

Nearby restaurants

Alex's35 m
F Osto123 m
Rustix Gourmet129 m
Squires African Restaurant208 m

Nearby pubs

Red Lion543 m
The Miller's Well593 m
The Boleyn717 m
The Overdraft Tavern870 m

Nearby gyms

The Gym414 m
East Ham Leisure Centre573 m
The Gym Group649 m
UK Fitness Club668 m

Nearby pharmacies

Munro Pharmacy431 m
Superdrug512 m
Blakeberry Pharmacy516 m
Boots536 m

Nearby health

Aspire Medical Centre155 m
Central Park Surgery161 m
Smile Dental Care190 m
The Azad Practice190 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

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 score23/100
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

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,553m
Crossrail 2 route8,745m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,331 nationally

2,076

Est. population

18,216/km²

52%

Employed

34%

Degree educated

£39,300

Median income

9.2%

Claimant rate

Inner cityVery high densityRenters

35

Community stability

Age profile

32%
21%
25%
Under 1832%
18–3421%
35–4925%
50–6413%
65+9%

Tenure

18%
23%
43%
14%
Own outright19%
Own (mortgage)23%
Private rent44%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

70%
White British5%
White Other8%
Asian70%
Black8%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine22%
No car household48%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent43%
Social rent14%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
33
Local approval rate
59%
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)
523
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
Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
Central Hotel 150, Central Hotel 150, Barking Road, East Ham, E6 3BD9 homes
completed
299-301, 299-301, Barking Road, East Ham, E6 1LB6 homes
completed
48, 48, Wakefield Street, East Ham, E6 1NG5 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 3AS

Full postcodeE6 3AS
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.531822
Longitude0.048241
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