East Ham · Newham · East Ham constituency · 51.53243, 0.05177

E6 3BA— East Ham, Newham

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

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 45/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
65
Schools
90
Transport
45
Environment
66
Investment
61

The bottom line

E6 3BA 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.

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Location

E6 3BA

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 3BA

🛡️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

“High-connectivity investment target”

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How E6 3BA 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 · 2 min walk

KS2: 104.3

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 10 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 12 min walk

9 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

85

Road safety score

11

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

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 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£5,317/m²
Price per ft²£494/ft²
Avg floor area57.1 m²

EPC breakdown

B
8%
C
26%
D
32%
E
23%

Based on 89 properties · Confidence: high

Street mix

Semi 6%Terraced 56%Flat 11%Other 28%

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£142,750
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)
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

1996–2025 · CAGR

+3.8%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.4%

per year

Acceleration

-167.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached7.7%
Terraced76.9%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£105k£95k-9.5%1.2
Pre-crash peak2005–2005£375k£375k+0%3
GFC & correction2008–2012£375k£250k-33.3%1
Help-to-Buy recovery2016–2016£288k£288k+0%1
Pandemic surge2021–2021£625k£625k+0%1
Current market2025–2025£310k£310k+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 StationDistrict line
8.7 min walk
Woodgrange Park

Nearby stations

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

65

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

3.6 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park68m
Santander docks (800m)0
Nearest cycle dock3.6 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: 8.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

12 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

49

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Miller's Well (339 m)

Nearest supermarketLidl · 159 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)

455m

Post office

Nearby shops

Extra Vlaro183 m
Cost Saver206 m
Pak216 m
Abundant Grace233 m

Nearby cafes

Cafe Star25 m
Naan & Chai50 m
Coffee Express95 m
Milamei Spot172 m

Nearby restaurants

Dixy Chicken20 m
Rion's38 m
Sindhu Mahal42 m
Squires African Restaurant47 m

Nearby pubs

The Miller's Well339 m
Red Lion374 m
The Overdraft Tavern776 m

Nearby gyms

The Gym162 m
East Ham Leisure Centre325 m
The Gym Group553 m
Plashet Park Bowling Club933 m

Nearby pharmacies

Munro Pharmacy201 m
Blakeberry Pharmacy287 m
Superdrug360 m
Boots370 m

Nearby health

Smile Dental Care65 m
Central Park Surgery109 m
Aspire Medical Centre115 m
The Azad Practice444 m
Food hygiene (5-star)32% of 218

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 score25/100
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

53

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,737m
Crossrail 2 route8,974m

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)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
37
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)
643
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
Car Park East Side, Car Park East Side, Ron Leighton Way, East Ham, E6 1NN98 homes
completed
Former Hartley Centre, 267, Barking Road, East Ham, E6 1LB75 homes
completed
2A, 2A, Kempton Road, East Ham, E6 2LD37 homes
completed
1, 1, Ray Massey Way, East Ham, E6 1HZ16 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 3BA

Full postcodeE6 3BA
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.532434
Longitude0.051772
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