Boleyn · Newham · East Ham constituency · 51.53106, 0.04417

E6 3BD— Boleyn, Newham

Location and area intelligence for E6 3BD, Boleyn, Newham

The practical family move

 

Schools 100%Safety 84/100Transport 39/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
62
Safety
84
Schools
60
Transport
39
Environment
67
Investment
59

The bottom line

E6 3BD 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 3BD

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-1.7% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for E6 3BD

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

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“The practical family move”

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How E6 3BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Central Park Primary School

Not yet inspected · 2 min walk

KS2: 107.0

—

Secondary

Brampton Manor Academy

Not yet inspected · 12 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.2 incidents per 1,000 residents

Better than 65% of London
→ Stable

-48% vs borough

Crime by type

Other22%
Vehicle crime22%
Violence & sexual offences19%
Anti-social behaviour12%
Drug offences7%
Burglary7%
Theft5%
Robbery4%

Road safety

79

Road safety score

7

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.2km

Crime is 27% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,326/m²
Price per ft²£588/ft²
Avg floor area57.7 m²

EPC breakdown

B
1%
C
24%
D
31%
E
11%
F
1%
G
1%

Based on 69 properties · Confidence: high

Street mix

Terraced 30%Flat 61%Other 9%

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£144,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+5.2%

Total change

+272%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.0%

per year

Acceleration

+31.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Terraced35.9%
Flat/maisonette64.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£98k£89k-9.2%2.3
Post-dot-com plateau2002–2003£73k£115k+58.6%4
Pre-crash peak2005–2007£278k£177k-36.3%2
GFC & correction2008–2008£140k£140k+0%1
Help-to-Buy recovery2014–2015£125k£410k+228%2
Brexit uncertainty2017–2019£273k£240k-12.1%1.7
Pandemic surge2021–2021£218k£218k+0%3
Rate-rise correction2023–2023£250k£250k+0%1
Current market2024–2024£365k£365k+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.3% alpha

Weakest performer

Terraced

+1.2% alpha

Flat/maisonette+3.3% α
Local
7.6%
District
4.3%
Terraced+1.2% α
Local
15.7%
District
14.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Upton Park Underground StationDistrict line
9.4 min walk
Woodgrange Park

Nearby stations

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

45

Walkability score

201

Footpaths (500m)

0

Santander docks (800m)

3.1 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park388m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Queen's Market Car Park
758m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

13 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Boleyn (424 m)

Nearest supermarketLidl · 699 m
1 tennis courts

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)

493m

Post office

Nearby shops

Londis260 m
Quick's275 m
Tesco Express309 m
Abundant Grace321 m

Nearby cafes

Bobar231 m
Banjos276 m
Sunrise Cafe332 m
Aroma Espresso362 m

Nearby restaurants

Peri Peri21 m
Domino's32 m
Papa John's58 m
Arte D'Cozinha63 m

Nearby pubs

The Boleyn424 m
The Queens710 m
The Overdraft Tavern1.1 km

Nearby gyms

UK Fitness Club379 m
The Gym709 m
The Gym Group850 m
Upton Town Snooker & American Pool883 m

Nearby pharmacies

Munro Pharmacy719 m
Superdrug763 m
Boots792 m
Plashet Pharmacy835 m

Nearby health

The Azad Practice105 m
Aspire Medical Centre446 m
Central Park Surgery453 m
Smile Dental Care485 m
Food hygiene (5-star)38% of 84

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

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

17/100

Velocity score

Future outlook

38.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,339m
Crossrail 2 route8,485m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,519 nationally

1,993

Est. population

30,000/km²

55%

Employed

33%

Degree educated

£41,300

Median income

9.1%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

30%
24%
25%
13%
Under 1831%
18–3425%
35–4925%
50–6413%
65+7%

Tenure

16%
23%
48%
Own outright16%
Own (mortgage)23%
Private rent48%
Social rent13%
Shared ownership1%

Ethnicity

16%
56%
White British9%
White Other16%
Asian56%
Black10%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household45%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent48%
Social rent13%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
21
Planning apps (3 years)
22
Local approval rate
71%
Borough approval rate
76%
Historic landfill (400m)
1
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)
1070
Largest scheme
842 homes · West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ
Pipeline pressure
NONE

Named schemes (500m)

2, 2, Boleyn Road, East Ham, E6 1QE42 homes
completed
FORMER EAST HAM TECHNICAL COLLEGE, FORMER EAST HAM TECHNICAL COLLEGE, ARRAGON ROAD, E625 homes
completed
60-62 Barking Road East Ham London E6 3BP, 60-62 Barking Road, E6 3BP24 homes
completed
44, 44, BARKING ROAD, E6 3BA17 homes
completed
252, 252, CENTRAL PARK ROAD, E610 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.3%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Mohammed Osman GaniLabour
Harvinder Singh VirdeeLabour
Cecilia Mary WelshLabour

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Key facts for E6 3BD

Full postcodeE6 3BD
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.531056
Longitude0.044170
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