Boleyn · Newham · East Ham constituency · 51.52761, 0.04267

E6 3EN— Boleyn, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 39/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
84
Schools
60
Transport
39
Environment
67
Investment
74

The bottom line

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

Less suited to Car-free commuters.

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Location

E6 3EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
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 3EN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E6 3EN 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 · 3 min walk

KS2: 107.0

—

Secondary

Brampton Manor Academy

Not yet inspected · 7 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 15 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.7 incidents per 1,000 residents

Better than 64% of London
→ Stable

-47% vs borough

Crime by type

Other36%
Violence & sexual offences23%
Anti-social behaviour12%
Vehicle crime12%
Theft6%
Drug offences5%
Robbery3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plaistow Fire Station · 1.0km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area115.2 m²

EPC breakdown

C
1%
D
16%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 7%Terraced 87%Flat 7%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£288,000
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

1995–2023 · CAGR

+8.3%

Total change

+839%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.5%

per year

Acceleration

-44.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached6.7%
Terraced86.7%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£95k+55.1%1.5
Post-dot-com plateau2001–2004£140k£207k+48.4%2.5
Pre-crash peak2005–2007£247k£201k-18.6%1
GFC & correction2009–2012£210k£222k+5.5%1.8
Help-to-Buy recovery2014–2014£320k£320k+0%1
Pandemic surge2021–2021£507k£507k+0%2
Rate-rise correction2023–2023£575k£575k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
12 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
East Ham Underground StationDistrict · Hammersmith & City
17 min walk
Plaistow Underground StationHammersmith & City · District
22 min walk
Beckton DLR StationDLR
25 min walk
Prince Regent DLR StationDLR
27 min walk
No bus stops within 400m

27

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

2.9 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

3

Car parks (800m)

4

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock2.9 km

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 AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 658 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

79

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Boleyn (451 m)

Nearest supermarketLidl · 1.1 km
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)

467m

Post office

Nearby shops

YS Newsagent273 m
Local Convenience Store354 m
Tesco Express366 m
Londis372 m

Nearby cafes

Banjos392 m
De Cafe Lounge397 m
Bobar421 m
Italian Pizza & Cafe466 m

Nearby restaurants

Ercan Fish Bar387 m
Mother Hubbards - Fish & Chips390 m
Catch 22392 m
Papas Chicken394 m

Nearby pubs

The Boleyn451 m
The Queens911 m

Nearby gyms

UK Fitness Club463 m
Beckton Park Gym993 m
Newham Leisure Centre1.1 km

Nearby pharmacies

Rowlands Pharmacy737 m
Plashet Pharmacy1.2 km

Nearby health

The Azad Practice465 m
Neonatal Unit, L1 Z2658 m
Rainbow Ward713 m
Aspire Medical Centre756 m
Food hygiene (5-star)40% of 62

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

74

Investment score

Strong

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,954m
Crossrail 2 route8,469m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,769 nationally

2,032

Est. population

30,000/km²

57%

Employed

36%

Degree educated

£41,300

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

30%
24%
24%
15%
Under 1830%
18–3424%
35–4924%
50–6415%
65+7%

Tenure

23%
27%
40%
Own outright23%
Own (mortgage)27%
Private rent40%
Social rent11%
Shared ownership0%

Ethnicity

60%
White British8%
White Other13%
Asian60%
Black11%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine23%
No car household38%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent40%
Social rent11%

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)
16
Planning apps (3 years)
16
Local approval rate
69%
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)
1031
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
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
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 3EN

Full postcodeE6 3EN
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.527611
Longitude0.042675
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