East Ham · Newham · East Ham constituency · 51.52696, 0.05416

E6 3LU— East Ham, Newham

Location and area intelligence for E6 3LU, East Ham, Newham

The family fortress

 

Schools 100%Safety 81/100Transport 28/100Yield 5.04%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
81
Schools
60
Transport
28
Environment
69
Investment
64

The bottom line

E6 3LU 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 3LU

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-13.1% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for E6 3LU

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E6 3LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Michael's Catholic Primary School

Not yet inspected · 5 min walk

—

Secondary

Brampton Manor Academy

Not yet inspected · 12 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

Oliver Thomas Nursery School

Outstanding · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.6 incidents per 1,000 residents

Better than 54% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences22%
Anti-social behaviour20%
Other18%
Vehicle crime18%
Robbery8%
Burglary6%
Theft5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 442m

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area83.2 m²

EPC breakdown

C
4%
D
31%
E
4%

Based on 39 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£208,000
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

1996–2022 · CAGR

+5.5%

Total change

+302%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.8%

per year

Acceleration

-47.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached3.1%
Terraced96.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£90k+60.7%4.6
Post-dot-com plateau2001–2004£110k£181k+64.5%3.8
Pre-crash peak2005–2007£187k£210k+12.6%2.7
GFC & correction2008–2012£222k£210k-5.4%1.4
Help-to-Buy recovery2013–2016£234k£350k+49.6%1.3
Brexit uncertainty2018–2019£294k£408k+38.8%2
Pandemic surge2020–2021£385k£400k+3.9%1.5
Rate-rise correction2022–2022£225k£225k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.7%
District
8.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
17 min walk
Beckton DLR StationDLR
19 min walk
Upton Park Underground StationDistrict · Hammersmith & City
20 min walk
Beckton Park DLR StationDLR
25 min walk
Royal Albert DLR StationDLR
27 min walk
No bus stops within 400m

37

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria61 min ↑
Waterloo55 min ↑
Canary Wharf ★40 min
City48 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)

0

EV chargers (800m)

Nearest car park482m
Santander docks (800m)0
Nearest cycle dock3.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

E12 MEDICAL CENTRE

243 HIGH STREET NORTH, MANOR PARK, E12 6SJ

20 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

36

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarketLidl · 709 m
3 tennis courts2 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)

203m

Post office

Nearby shops

Dana Favorit141 m
Central Park Food & Wine142 m
Central Park149 m
Shajalal Grocery158 m

Nearby cafes

Parkside Cafe182 m
Central Park Cafe333 m
Big Mummys Kitchen519 m
Mack Bear Coffe Co572 m

Nearby restaurants

White Horse Fisheries139 m
Spice Hut140 m
7 Mamas151 m
Ashes207 m

Nearby pubs

Red Lion351 m
The Miller's Well740 m

Nearby gyms

East Ham Leisure Centre618 m
The Gym686 m
West Ham United Foundation Community Hub913 m
The Gym Group1.2 km

Nearby pharmacies

Blakeberry Pharmacy137 m
Munro Pharmacy771 m
Superdrug976 m
Boots976 m

Nearby health

Smile Dental Care640 m
Central Park Surgery683 m
Aspire Medical Centre684 m
The Azad Practice770 m
Food hygiene (5-star)35% of 124

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

64

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 score21/100
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

36.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,317m
Crossrail 2 route9,260m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,405 nationally

1,828

Est. population

15,171/km²

58%

Employed

37%

Degree educated

£36,500

Median income

6.0%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

30%
21%
23%
17%
Under 1830%
18–3421%
35–4923%
50–6417%
65+9%

Tenure

22%
36%
32%
Own outright23%
Own (mortgage)36%
Private rent32%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

18%
50%
White British18%
White Other13%
Asian50%
Black9%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household36%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent32%
Social rent9%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
25
Local approval rate
61%
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)
228
Largest scheme
107 homes · Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB
Pipeline pressure
NONE

Named schemes (500m)

125, 125, High Street South, East Ham, E6 6EJ23 homes
completed
East Ham Jewish Cemetery, East Ham Jewish Cemetery, Marlow Road, East Ham, E6 3QG8 homes
completed
East Ham Methodist Church, East Ham Methodist Church, High Street South, East Ham, E6 3PA6 homes
completed
219A, High Street South, East Ham, E6 3PD3 homes
completed
83, 83, Mitcham Road, East Ham, E6 3NG3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.3%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Imam HaqueLabour
Femi FalolaLabour
Shantu FerdousLabour

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Key facts for E6 3LU

Full postcodeE6 3LU
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.526961
Longitude0.054164
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