Boleyn · Newham · East Ham constituency · 51.52799, 0.04402

E6 3JA— Boleyn, Newham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 30/100Yield 5.04%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
86
Schools
60
Transport
30
Environment
67
Investment
63

The bottom line

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

Less suited to Car-free commuters.

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Location

E6 3JA

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-49.0% vs London avg

Deep-dive guides for E6 3JA

🛡️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 3JA 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 · 2 min walk

KS2: 107.0

—

Secondary

Brampton Manor Academy

Not yet inspected · 8 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-63% vs borough

Crime by type

Violence & sexual offences33%
Other29%
Vehicle crime23%
Burglary9%
Theft4%
Anti-social behaviour1%
Drug offences0%
Robbery0%

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 · 1.1km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area115.8 m²

EPC breakdown

C
2%
D
10%
E
3%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 38%Terraced 63%

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£289,500
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

1995–2021 · CAGR

+7.9%

Total change

+619%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.5%

per year

Acceleration

+26.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached37.5%
Terraced62.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£135k+82.4%1.2
Post-dot-com plateau2001–2004£136k£236k+74.2%1.7
Pre-crash peak2005–2006£237k£237k+0.2%1.5
GFC & correction2009–2011£218k£265k+21.6%2
Help-to-Buy recovery2013–2016£250k£339k+35.5%2
Pandemic surge2021–2021£530k£530k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
4.4%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position10

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
12.2 min walk
Woodgrange Park

Nearby stations

Upton Park Underground StationDistrict · Hammersmith & City
13 min walk
East Ham Underground StationDistrict · Hammersmith & City
16 min walk
Plaistow Underground StationHammersmith & City · District
24 min walk
Beckton DLR StationDLR
24 min walk
Royal Albert DLR StationDLR
27 min walk
No bus stops within 400m

34

Walkability score

76

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 park489m
Santander docks (800m)0
Nearest cycle dock3.0 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: 8.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

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

9 min walk

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalNeonatal Unit, L1 Z2 · 751 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

79

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Boleyn (496 m)

Nearest supermarketLidl · 889 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)

525m

Post office

Nearby shops

Local Convenience Store349 m
YS Newsagent367 m
Tesco Express394 m
Londis404 m

Nearby cafes

Banjos408 m
Bobar421 m
De Cafe Lounge441 m
Italian Pizza & Cafe517 m

Nearby restaurants

Peri Peri355 m
Domino's358 m
Papa John's369 m
Arte D'Cozinha371 m

Nearby pubs

The Boleyn496 m
The Queens931 m

Nearby gyms

UK Fitness Club494 m
Beckton Park Gym1.0 km

Nearby pharmacies

Rowlands Pharmacy835 m
Plashet Pharmacy1.2 km
Shrewsbury Pharmacy & Clinic1.2 km

Nearby health

The Azad Practice391 m
Aspire Medical Centre662 m
Central Park Surgery668 m
Smile Dental Care676 m
Food hygiene (5-star)41% of 75

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

63

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,037m
Crossrail 2 route8,549m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,439 nationally

2,075

Est. population

30,000/km²

60%

Employed

36%

Degree educated

£41,300

Median income

6.7%

Claimant rate

SuburbanVery high densityEstablished mixed

47

Community stability

Age profile

32%
20%
25%
16%
Under 1832%
18–3420%
35–4925%
50–6416%
65+8%

Tenure

23%
40%
29%
Own outright23%
Own (mortgage)40%
Private rent29%
Social rent8%
Shared ownership1%

Ethnicity

20%
15%
45%
White British20%
White Other15%
Asian45%
Black12%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household30%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent29%
Social rent8%

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)
14
Planning apps (3 years)
17
Local approval rate
64%
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)
991
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
252, 252, CENTRAL PARK ROAD, E610 homes
completed
Central Hotel 150, Central Hotel 150, Barking Road, East Ham, E6 3BD9 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 3JA

Full postcodeE6 3JA
Postcode districtE6
BoroughLondon Borough of Newham
WardBoleyn
Latitude51.527992
Longitude0.044018
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