East Ham South · Newham · East Ham constituency · 51.52576, 0.05398

E6 3QQ— East Ham South, Newham

Location and area intelligence for E6 3QQ, East Ham South, Newham

The family fortress

 

Schools 100%Safety 83/100Transport 28/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
60
Safety
83
Schools
90
Transport
28
Environment
71
Investment
50

The bottom line

E6 3QQ 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 3QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for E6 3QQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E6 3QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Michael's Catholic Primary School

Not yet inspected · 7 min walk

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 16 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.4 incidents per 1,000 residents

Better than 61% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Vehicle crime16%
Anti-social behaviour15%
Theft8%
Drug offences6%
Robbery5%
Burglary2%

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 · 334m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,316/m²
Price per ft²£401/ft²
Avg floor area84.5 m²

EPC breakdown

A
5%
B
3%
C
29%
D
18%
E
4%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 2%Terraced 73%Flat 22%Other 2%

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£211,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1996–2025 · CAGR

+6.9%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.4%

per year

Acceleration

-30.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Terraced73.7%
Flat/maisonette23.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£93k+81.4%1.8
Post-dot-com plateau2001–2004£82k£210k+154.6%3
Pre-crash peak2005–2007£232k£185k-20.3%2
GFC & correction2008–2012£245k£250k+2%1
Help-to-Buy recovery2013–2016£174k£190k+9.4%1.3
Brexit uncertainty2019–2019£303k£303k+0%2
Pandemic surge2020–2021£338k£515k+52.4%1.5
Rate-rise correction2022–2022£510k£510k+0%1
Current market2025–2025£350k£350k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
15.3%
District
14%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Beckton DLR StationDLR line
15.9 min walk
Silvertown & City Airport

Nearby stations

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

31

Walkability score

42

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park508m
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 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: 8.8 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

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

E12 MEDICAL CENTRE

243 HIGH STREET NORTH, MANOR PARK, E12 6SJ

21 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNewham Centre for Mental Health · 1.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

18

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

9

Convenience

No pubs within 400m — nearest: Red Lion (484 m)

Nearest supermarketLidl · 842 m
3 tennis courts2 sports halls

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)

178m

Post office

Nearby shops

VSJ Food & Wine177 m
Brown Stores179 m
Shajalal Grocery181 m
Central Park Food & Wine194 m

Nearby cafes

Parkside Cafe277 m
Big Mummys Kitchen414 m
Central Park Cafe454 m
Mack Bear Coffe Co706 m

Nearby restaurants

Ashes178 m
White Horse Fisheries200 m
Spice Hut230 m
7 Mamas258 m

Nearby pubs

Red Lion484 m
The Miller's Well874 m

Nearby gyms

East Ham Leisure Centre751 m
West Ham United Foundation Community Hub789 m
The Gym819 m
Beckton Park Gym959 m

Nearby pharmacies

Blakeberry Pharmacy208 m
Munro Pharmacy904 m
Superdrug1.1 km
Boots1.1 km

Nearby health

Smile Dental Care763 m
Central Park Surgery803 m
Aspire Medical Centre803 m
The Azad Practice853 m
Food hygiene (5-star)35% of 83

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

A

High street health

Investment

Investment grade, yield and market outlook

50

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 score15/100
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

27

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,200m
Crossrail 2 route9,280m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,774 nationally

2,161

Est. population

16,241/km²

59%

Employed

35%

Degree educated

£36,500

Median income

7.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

41

Community stability

Age profile

31%
20%
25%
16%
Under 1831%
18–3420%
35–4925%
50–6416%
65+7%

Tenure

20%
30%
33%
16%
Own outright20%
Own (mortgage)30%
Private rent33%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

17%
16%
43%
White British17%
White Other16%
Asian43%
Black12%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household39%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
21
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)
58
Largest scheme
154 homes · SITE 3D & 3H, SITE 3D & 3H, EVELYN DENNINGTON ROAD, E6
Pipeline pressure
NONE

Named schemes (500m)

Garages 1 To 43, Melford Road, East Ham48 homes
completed
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
83, 83, Mitcham Road, East Ham, E6 3NG3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Musawwar AlamLabour
Susan MastersLabour
Lakmini ShahLabour

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Key facts for E6 3QQ

Full postcodeE6 3QQ
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.525759
Longitude0.053981
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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