Boleyn · Newham · East Ham constituency · 51.52859, 0.03903

E6 3ED— Boleyn, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 37/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
82
Schools
100
Transport
37
Environment
63
Investment
51

The bottom line

E6 3ED offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E6 3ED scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E6 3ED meets your needs.

Location

E6 3ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for E6 3ED

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E6 3ED with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How E6 3ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

New City Primary School

Outstanding · Inspected Jul 2022 · 5 min walk

KS2: 108.4

—

Secondary

Brampton Manor Academy

Not yet inspected · 9 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 · 13 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.1 incidents per 1,000 residents

Better than 55% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Vehicle crime20%
Anti-social behaviour17%
Robbery6%
Theft4%
Burglary2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 954m

Crime is 9% 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£5,521/m²
Price per ft²£513/ft²
Avg floor area84.1 m²

EPC breakdown

C
9%
D
24%
E
4%
F
1%
G
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 90%Flat 10%

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£210,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+7.1%

Total change

+732%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-13.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 39 sales

Property Type Mix

Total: 39 sales

Terraced89.7%
Flat/maisonette10.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£79k+42.8%2.5
Post-dot-com plateau2001–2003£114k£176k+54.4%3
Pre-crash peak2005–2007£197k£250k+26.9%2.3
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2014–2016£294k£465k+58.3%1.5
Brexit uncertainty2018–2019£200k£288k+43.9%1.5
Pandemic surge2020–2020£400k£400k+0%1
Rate-rise correction2022–2022£420k£420k+0%3
Current market2025–2026£470k£462k-1.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
9%
District
8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
10 min walk
East Ham Underground StationDistrict · Hammersmith & City
18 min walk
Plaistow Underground StationHammersmith & City · District
19 min walk
Prince Regent DLR StationDLR
27 min walk
Beckton DLR StationDLR
28 min walk
No bus stops within 400m

39

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria55 min ↑
Waterloo49 min ↑
Canary Wharf ★36 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

5

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park439m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Queen's Market Car Park
715m

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: 7.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

8 min walk

7

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 643 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

12

Convenience

Nearest supermarket606 m
2 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)

207m

Post office

Nearby shops

YS Newsagent95 m
Robi Halal Meat & Grocery180 m
Boleyn Supermarket180 m
Nandanam Convenience Store181 m

Nearby cafes

De Cafe Lounge181 m
Italian Pizza & Cafe220 m
Banjos257 m
Bobar318 m

Nearby restaurants

Top Favourite181 m
Oriental Kitchen214 m
The Best Turkish Kebab House226 m
Papas Chicken251 m

Nearby pubs

The Boleyn222 m
The Queens698 m

Nearby gyms

UK Fitness Club264 m
The Compound755 m
Upton Town Snooker & American Pool919 m
Newham Leisure Centre1.1 km

Nearby pharmacies

Rowlands Pharmacy670 m
Britannia Pharmacy753 m
Newmans Pharmacy804 m
Plashet Pharmacy1.1 km

Nearby health

The Azad Practice551 m
Neonatal Unit, L1 Z2643 m
Rainbow Ward649 m
A&E Department703 m
Food hygiene (5-star)41% of 87

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

E

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 months1

Rental market

Medium

Demand

Medium

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

44.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,927m
Crossrail 2 route8,197m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,899 nationally

2,116

Est. population

30,000/km²

62%

Employed

39%

Degree educated

£41,300

Median income

7.4%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

31%
21%
26%
15%
Under 1832%
18–3421%
35–4926%
50–6415%
65+7%

Tenure

22%
32%
35%
Own outright22%
Own (mortgage)32%
Private rent35%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

18%
46%
13%
White British13%
White Other18%
Asian46%
Black13%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine19%
No car household37%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent35%
Social rent12%

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
15
Local approval rate
93%
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)
1068
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
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
60-62 Barking Road East Ham London E6 3BP, 60-62 Barking Road, E6 3BP24 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

Live in E6 3ED? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E6 3ED.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E6 3ED

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E6 3ED

Full postcodeE6 3ED
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.528592
Longitude0.039028
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