Boleyn · Newham · East Ham constituency · 51.53030, 0.04395

E6 3BX— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
84
Schools
60
Transport
38
Environment
67
Investment
57

The bottom line

E6 3BX 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 3BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E6 3BX

🛡️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 3BX 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 · 1 min walk

KS2: 107.0

—

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 22 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

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

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£6,155/m²
Price per ft²£572/ft²
Avg floor area74.2 m²

EPC breakdown

C
9%
D
26%
E
4%

Based on 39 properties · Confidence: high

Street mix

Terraced 71%Flat 29%

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£185,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-59.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 34 sales

Property Type Mix

Total: 34 sales

Terraced73.5%
Flat/maisonette26.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£95k+63.8%1.7
Post-dot-com plateau2001–2003£70k£150k+114.4%4.7
Pre-crash peak2005–2006£164k£240k+46.3%1.5
GFC & correction2009–2012£225k£110k-51.1%1
Help-to-Buy recovery2014–2016£305k£368k+20.5%1.5
Brexit uncertainty2018–2018£391k£391k+0%1
Pandemic surge2020–2020£196k£196k+0%2
Rate-rise correction2022–2023£259k£425k+64.3%1.5
Current market2025–2025£445k£445k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Weakest performer

Terraced

-2.1% alpha

Flat/maisonette-1.4% α
Local
6.1%
District
7.5%
Terraced-2.1% α
Local
5.7%
District
7.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing4
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
9.9 min walk
Woodgrange Park

Nearby stations

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

42

Walkability score

170

Footpaths (500m)

0

Santander docks (800m)

3.0 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)

3

EV chargers (800m)

Nearest car park438m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Queen's Market Car Park
790m

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: 8.2 km away✗ Not Green Belt✗ Not AONB20% 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

12 min walk

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 955 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Boleyn (405 m)

Nearest supermarketLidl · 747 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)

466m

Post office

Nearby shops

Tesco Express285 m
Londis316 m
Economic Store337 m
Miah's Oriental Foods342 m

Nearby cafes

Bobar238 m
Banjos265 m
De Cafe Lounge361 m
Sunrise Cafe386 m

Nearby restaurants

Peri Peri102 m
Domino's108 m
Papa John's127 m
Arte D'Cozinha130 m

Nearby pubs

The Boleyn405 m
The Queens746 m

Nearby gyms

UK Fitness Club371 m
The Gym754 m
The Gym Group928 m
Plashet Park Bowling Club1.1 km

Nearby pharmacies

Munro Pharmacy773 m
Superdrug832 m
Boots860 m
Plashet Pharmacy916 m

Nearby health

The Azad Practice165 m
Aspire Medical Centre497 m
Central Park Surgery503 m
Smile Dental Care529 m
Food hygiene (5-star)35% of 88

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 score16/100
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

30.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,259m
Crossrail 2 route8,487m

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)
22
Planning apps (3 years)
21
Local approval rate
73%
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)
1066
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 3BX

Full postcodeE6 3BX
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.530305
Longitude0.043949
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