East Ham South · Newham · East Ham constituency · 51.52417, 0.05705

E6 3RR— East Ham South, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 31/100Yield 5.04%

Best for: Families

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

Liveability
57
Safety
81
Schools
95
Transport
31
Environment
71
Investment
64

The bottom line

E6 3RR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E6 3RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.1% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E6 3RR

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

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“The family fortress”

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How E6 3RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Vicarage Primary School

Outstanding · Inspected Jun 2023 · 5 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 14 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.7 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour19%
Drug offences10%
Vehicle crime7%
Theft4%
Robbery3%
Burglary3%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 89m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area75.6 m²

EPC breakdown

B
1%
C
6%
D
14%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Terraced 57%Flat 40%Other 3%

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£189,000
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 BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2019 · CAGR

+8.3%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

+295.8%

per year

Acceleration

+348.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 28 sales

Property Type Mix

Total: 28 sales

Terraced60.7%
Flat/maisonette39.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£71k£71k+0%2
Post-dot-com plateau2001–2004£118k£169k+43.2%1.5
Pre-crash peak2005–2007£165k£285k+72.7%3
GFC & correction2010–2012£233k£160k-31.3%2
Help-to-Buy recovery2014–2016£84k£191k+127.4%1.5
Brexit uncertainty2017–2019£203k£380k+87.7%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Weakest performer

Flat/maisonette

-3.3% alpha

Terraced+0.3% α
Local
10.4%
District
10.1%
Flat/maisonette-3.3% α
Local
1.9%
District
5.2%

CAGR over 12yr 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 Timing6
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
Beckton DLR StationDLR line
13 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
21 min walk
Beckton Park DLR StationDLR
21 min walk
Cyprus DLR StationDLR
23 min walk
Royal Albert DLR StationDLR
24 min walk
No bus stops within 400m

33

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

3.7 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

16

Car parks (800m)

11

EV chargers (800m)

Nearest car park404m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Sainsbury's· no
729m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 64%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 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

79

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

9

Convenience

No pubs within 400m — nearest: Red Lion (658 m)

Nearest supermarketFood Bazar · 828 m
4 tennis courts3 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)

195m

Post office

Nearby shops

Costcutter69 m
Premier East Ham Local148 m
K & R Food & Wine175 m
VSJ Food & Wine200 m

Nearby cafes

Big Mummys Kitchen153 m
Parkside Cafe392 m
Central Park Cafe701 m
Mack Bear Coffe Co884 m

Nearby restaurants

The Candi Donut Co125 m
The Great Wall137 m
King's Peri Peri159 m
JR's163 m

Nearby pubs

Red Lion658 m
The Miller's Well1.0 km
Brewers Fayre1.1 km
Berneliu Uzeiga - Shepherds Inn1.1 km

Nearby gyms

West Ham United Foundation Community Hub572 m
Docklands Equestrian Centre663 m
East Ham Leisure Centre909 m
The Gym1.0 km

Nearby pharmacies

Blakeberry Pharmacy328 m
Beckton Pharmacy1.1 km
Asda Beckton Pharmacy1.1 km
Munro Pharmacy1.1 km

Nearby health

Smile Dental Care1.0 km
Central Park Surgery1.0 km
Aspire Medical Centre1.1 km
Beckton Dental Clinic1.1 km
Food hygiene (5-star)37% of 54

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

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 score13/100
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

19.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,182m
Crossrail 2 route9,530m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,820 nationally

2,137

Est. population

19,014/km²

54%

Employed

33%

Degree educated

£38,600

Median income

9.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
22%
24%
16%
Under 1829%
18–3422%
35–4924%
50–6416%
65+9%

Tenure

13%
20%
36%
30%
Own outright13%
Own (mortgage)20%
Private rent36%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

18%
16%
37%
19%
White British18%
White Other16%
Asian37%
Black19%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine24%
No car household50%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Private rent36%
Social rent30%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
13
Local approval rate
80%
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)
53
Largest scheme
160 homes · SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6
Pipeline pressure
NONE

Named schemes (500m)

Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB107 homes
completed
Garages 1 To 43, Melford Road, East Ham48 homes
completed
125, 125, High Street South, East Ham, E6 6EJ23 homes
completed
1177 - 1179, 1177 - 1179, Newham Way, East Ham, E6 5JJ14 homes
completed
East Ham Methodist Church, East Ham Methodist Church, High Street South, East Ham, E6 3PA6 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 3RR

Full postcodeE6 3RR
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.524167
Longitude0.057052
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