Boleyn · Newham · East Ham constituency · 51.53049, 0.04034

E6 3BP— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 80/100Transport 52/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
90
Transport
52
Environment
63
Investment
57

The bottom line

E6 3BP 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 3BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E6 3BP

🛡️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 3BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Edward's Catholic Primary School

Good · Inspected Jan 2023 · 4 min walk

KS2: 107.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 11 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 10 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour16%
Vehicle crime14%
Theft6%
Drug offences5%
Burglary4%
Robbery2%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.2km

Crime is +7% 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£5,161/m²
Price per ft²£479/ft²
Avg floor area75.4 m²

EPC breakdown

B
2%
C
32%
D
33%
E
9%
G
1%

Based on 77 properties · Confidence: high

Street mix

Semi 2%Terraced 27%Flat 67%Other 4%

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£188,500
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

1995–2025 · CAGR

+5.8%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.0%

per year

Acceleration

+63.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached2.5%
Terraced35%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£50k-28.6%1.5
Post-dot-com plateau2001–2004£72k£130k+80.6%4.5
Pre-crash peak2005–2007£179k£127k-28.9%2.3
GFC & correction2008–2008£208k£208k+0%1
Help-to-Buy recovery2013–2015£123k£200k+62.2%1.5
Brexit uncertainty2017–2017£278k£278k+0%2
Pandemic surge2021–2021£250k£250k+0%1
Current market2025–2025£385k£385k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+1.1% α
Local
9%
District
7.9%
Terraced-1.4% α
Local
14.2%
District
15.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
8 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
Plaistow Underground StationHammersmith & City · District
20 min walk
Woodgrange ParkNational Rail
26 min walk
Woodgrange Park Rail StationSuffragette
26 min walk
No bus stops within 400m

41

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria44 min ↑
Waterloo44 min ↑
Canary Wharf ★31 min
City31 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)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park588m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Queen's Market Car Park
588m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

11 min walk

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 871 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

11

Convenience

Nearest supermarketLidl · 722 m
1 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)

220m

Post office

Nearby shops

Tesco Express36 m
Londis53 m
Economic Store90 m
Miah's Oriental Foods96 m

Nearby cafes

Banjos33 m
Bobar88 m
De Cafe Lounge114 m
Italian Pizza & Cafe190 m

Nearby restaurants

Mother Hubbards - Fish & Chips35 m
Papas Chicken35 m
Ercan Fish Bar49 m
Top Favourite120 m

Nearby pubs

The Boleyn154 m
The Queens555 m

Nearby gyms

UK Fitness Club124 m
Upton Town Snooker & American Pool764 m

Nearby pharmacies

Plashet Pharmacy895 m
Rowlands Pharmacy900 m
Shrewsbury Pharmacy & Clinic956 m

Nearby health

The Azad Practice378 m
Upton Park Dentalcare690 m
Aspire Medical Centre718 m
Central Park Surgery724 m
Food hygiene (5-star)35% of 105

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

57

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 score19/100
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 owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

62.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,157m
Crossrail 2 route8,237m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,486 nationally

1,361

Est. population

30,000/km²

74%

Employed

46%

Degree educated

£41,300

Median income

4.1%

Claimant rate

Inner cityVery high densityMixed

34

Community stability

Age profile

24%
32%
23%
17%
Under 1824%
18–3432%
35–4923%
50–6417%
65+4%

Tenure

28%
31%
27%
Own outright4%
Own (mortgage)28%
Private rent31%
Social rent27%
Shared ownership10%
Rent free0%

Ethnicity

53%
White British12%
White Other10%
Asian53%
Black12%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine27%
No car household63%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent31%
Social rent27%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
18
Local approval rate
87%
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)
1063
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)

West Ham United Football Club, West Ham United Football Club, Green Street, Upton Park, E13 9AZ842 homes
completed
London Transport Bus Garage, London Transport Bus Garage, Redclyffe Road, E6 1DS192 homes
completed
7-11 Barking Road East Ham London E6 1PW, 7-11 Barking Road, E6 1PW79 homes
completed
2, 2, Boleyn Road, East Ham, E6 1QE42 homes
completed
750, 758, Barking Road, Plaistow, E13 9PJ38 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 3BP

Full postcodeE6 3BP
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.530493
Longitude0.040338
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