Boleyn · Newham · East Ham constituency · 51.52673, 0.04070

E6 3ET— Boleyn, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 30/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
58
Safety
82
Schools
100
Transport
30
Environment
66
Investment
53

The bottom line

E6 3ET 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 3ET

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 3ET

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How E6 3ET 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 · 3 min walk

KS2: 108.4

—

Secondary

Brampton Manor Academy

Not yet inspected · 6 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Stephen's Nursery School

Not inspected · 15 min walk

9 primaries · 2 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 · 851m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,893/m²
Price per ft²£455/ft²
Avg floor area79.6 m²

EPC breakdown

C
5%
D
30%
E
7%
F
1%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Terraced 90%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£199,000
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, 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

+6.5%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-11.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached3.6%
Terraced92.7%
Flat/maisonette3.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£84k+55.6%1.5
Post-dot-com plateau2001–2004£95k£165k+74.6%5
Pre-crash peak2005–2007£174k£235k+35.1%2.7
GFC & correction2009–2010£190k£176k-7.4%2
Help-to-Buy recovery2014–2015£290k£280k-3.5%1
Brexit uncertainty2018–2019£193k£335k+73.3%1.5
Pandemic surge2020–2021£405k£325k-19.8%1
Rate-rise correction2022–2023£450k£353k-21.7%1.5
Current market2024–2026£375k£379k+1%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
6.5%
District
6.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Upton Park Underground StationDistrict line
12.4 min walk
Woodgrange Park

Nearby stations

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

30

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

2.7 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 park247m
Santander docks (800m)0
Nearest cycle dock2.7 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: 7.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

6 min walk

7

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 498 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

86

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Boleyn (457 m)

Nearest supermarket686 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)

444m

Post office

Nearby shops

YS Newsagent178 m
Boundary Food Express237 m
Lonsdale Supermarket304 m
Local Convenience Store393 m

Nearby cafes

De Cafe Lounge410 m
Banjos452 m
Italian Pizza & Cafe458 m
Bobar499 m

Nearby restaurants

Catch 22243 m
King Rooster246 m
Top Favourite411 m
Oriental Kitchen450 m

Nearby pubs

The Boleyn457 m
The Queens934 m

Nearby gyms

UK Fitness Club490 m
Newham Leisure Centre905 m
Beckton Park Gym938 m

Nearby pharmacies

Rowlands Pharmacy570 m

Nearby health

Neonatal Unit, L1 Z2498 m
Rainbow Ward546 m
A&E Department606 m
The Azad Practice618 m
Food hygiene (5-star)48% of 69

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

53

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

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

17/100

Velocity score

Future outlook

37.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,802m
Crossrail 2 route8,361m

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)
21
Planning apps (3 years)
14
Local approval rate
81%
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)
1061
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)

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
2a, 2a, Creighton Avenue, East Ham, E6 3DS3 homes
completed
94, 94, Central Park Road, East Ham, E6 3DY3 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 3ET

Full postcodeE6 3ET
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.526728
Longitude0.040703
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