Boleyn · Newham · East Ham constituency · 51.52978, 0.04284

E6 3DB— Boleyn, Newham

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

The practical family move

 

Schools 100%Safety 84/100Transport 42/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
84
Schools
60
Transport
42
Environment
67
Investment
60

The bottom line

E6 3DB 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 3DB

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 3DB

🛡️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 3DB 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 · 10 min walk

P8: +0.59A8: 61.0

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

11 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: Plaistow Fire Station · 1.2km

Crime is 27% below 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£5,494/m²
Price per ft²£510/ft²
Avg floor area78.6 m²

EPC breakdown

C
8%
D
31%
E
8%

Based on 47 properties · Confidence: high

Street mix

Semi 4%Terraced 85%Flat 11%

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£196,500
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)
RoofPitched, no insulation (assumed)
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

1996–2024 · CAGR

+8%

Total change

+756%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-52.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached3.9%
Terraced84.3%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£92k+76.9%1.8
Post-dot-com plateau2001–2004£95k£208k+118.4%5
Pre-crash peak2005–2007£189k£150k-20.6%2
GFC & correction2008–2011£118k£227k+92%1.8
Help-to-Buy recovery2014–2016£128k£390k+205.9%1.5
Brexit uncertainty2017–2018£440k£300k-31.8%1
Rate-rise correction2022–2022£453k£453k+0%2
Current market2024–2024£445k£445k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced-0.1% α
Local
7.3%
District
7.4%
Flat/maisonette-1.8% α
Local
-1.8%
District
0%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
10 min walk
East Ham Underground StationDistrict · Hammersmith & City
15 min walk
Plaistow Underground StationHammersmith & City · District
22 min walk
Beckton DLR StationDLR
27 min walk
Woodgrange Park Rail StationSuffragette
27 min walk
No bus stops within 400m

42

Walkability score

147

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria58 min ↑
Waterloo57 min ↑
Canary Wharf ★44 min
City46 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 park534m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Queen's Market Car Park
767m

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: 8.1 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 865 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Boleyn (338 m)

Nearest supermarketLidl · 887 m
2 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)

391m

Post office

Nearby shops

Tesco Express219 m
Londis234 m
Economic Store266 m
Miah's Oriental Foods271 m

Nearby cafes

Bobar212 m
Banjos214 m
De Cafe Lounge288 m
Italian Pizza & Cafe369 m

Nearby restaurants

Peri Peri190 m
Ercan Fish Bar191 m
Domino's198 m
Mother Hubbards - Fish & Chips207 m

Nearby pubs

The Boleyn338 m
The Queens729 m

Nearby gyms

UK Fitness Club315 m
Upton Town Snooker & American Pool927 m

Nearby pharmacies

Rowlands Pharmacy923 m
Plashet Pharmacy967 m
Shrewsbury Pharmacy & Clinic1.0 km

Nearby health

The Azad Practice261 m
Aspire Medical Centre593 m
Central Park Surgery599 m
Smile Dental Care624 m
Food hygiene (5-star)37% of 91

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

60

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

Very High

Demand

Very 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

39.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,170m
Crossrail 2 route8,424m

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)
24
Planning apps (3 years)
20
Local approval rate
79%
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)
1032
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
2, 2, Boleyn Road, East Ham, E6 1QE42 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
REAR OF AND AT, 63, REAR OF AND AT, 63, BOUNDARY ROAD, E13 9PW14 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 3DB

Full postcodeE6 3DB
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.529775
Longitude0.042844
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