Beckton · Newham · West Ham and Beckton constituency · 51.51874, 0.04653

E6 5AL— Beckton, Newham

Location and area intelligence for E6 5AL, Beckton, Newham

 

Schools 100%Safety 65/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
50
Safety
65
Schools
90
Transport
32
Environment
80
Investment
47

The bottom line

E6 5AL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E6 5AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for E6 5AL

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

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How E6 5AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ellen Wilkinson Primary School

Good · Inspected Mar 2023 · 4 min walk

KS2: 104.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 7 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 17 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

127.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 244.3%

+41% vs borough

Crime by type

Anti-social behaviour23%
Drug offences22%
Violence & sexual offences21%
Other20%
Vehicle crime9%
Theft3%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 885m

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,116/m²
Price per ft²£475/ft²
Avg floor area60.6 m²

EPC breakdown

B
36%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£151,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2026 · CAGR

+0%

Total change

+0%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-19.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£290k£290k+0%20
Rate-rise correction2022–2022£307k£307k+0%16
Current market2025–2026£330k£290k-12.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-17.9% alpha

Flat/maisonette-17.9% α
Local
5.6%
District
23.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Royal Albert DLR StationDLR line
13.6 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
14 min walk
Royal Albert DLR StationDLR
14 min walk
Beckton Park DLR StationDLR
16 min walk
Prince Regent DLR StationDLR
17 min walk
Cyprus DLR StationDLR
21 min walk
No bus stops within 400m

18

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria58 min ↑
Waterloo51 min ↑
Canary Wharf ★37 min
City50 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

18

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)293
Nearest car park361m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
690m

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 AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 km

Energy

Solar: 858 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 yield858.3 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

10 min walk

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNewham Centre for Mental Health · 562 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

483

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Catch 22 (814 m)

Nearest supermarketKacha Bazar Extra · 1.1 km
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)

896m

Post office

Nearby shops

Londis - The Village Shop511 m
Lonsdale Wines532 m
Local Convenience Store703 m
Lonsdale Supermarket762 m

Nearby cafes

Deli-Marche543 m
Jackie's Love Kitchen844 m

Nearby restaurants

Catch 22814 m
King Rooster841 m

Nearby gyms

Beckton Park Gym62 m
Newham Leisure Centre754 m
Gymnova868 m

Nearby health

Newham Centre for Mental Health562 m
Coborn Centre for Adolescent Mental Health574 m
Newham University Hospital760 m
Neonatal Unit, L1 Z2826 m
Food hygiene (5-star)40% of 15

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

47

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 score11/100
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 owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,264m
Crossrail 2 route9,014m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,403 nationally

1,654

Est. population

11,908/km²

57%

Employed

40%

Degree educated

£40,800

Median income

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

22%
28%
20%
20%
Under 1822%
18–3428%
35–4920%
50–6421%
65+10%

Tenure

21%
18%
49%
Own outright8%
Own (mortgage)21%
Private rent18%
Social rent49%
Shared ownership4%

Ethnicity

20%
14%
37%
19%
White British20%
White Other14%
Asian37%
Black19%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household39%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
12
Local approval rate
63%
Borough approval rate
76%
Historic landfill (400m)
1
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)
4
Largest scheme
391 homes · East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN
Pipeline pressure
NONE

Named schemes (500m)

East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN391 homes
completed
SITE 1E, EAST OF, 1000, SITE 1E, EAST OF, 1000, NEWHAM WAY, E677 homes
completed
PERIDOT SITES 3E & 3F, BOUNDED BY, PERIDOT SITES 3E & 3F, BOUNDED BY, NIGHTINGALE WAY, BRACKEN CLOSE, VALIANT WAY, E650 homes
completed
BRAMPTON MANOR SPORTS GROUND & ADJACENT, 311, BRAMPTON MANOR SPORTS GROUND & ADJACENT, 311, ROMAN ROAD, E6 3SQ12 homes
completed
Land adjoining 110, Land adjoining 110, Evelyn Dennington Road, East Ham, E6 4XZ5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James Edward AsserLabour
Rohima RahmanLabour
Tonii WilsonLabour

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Key facts for E6 5AL

Full postcodeE6 5AL
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.518740
Longitude0.046530
Parliamentary constituencyWest Ham and Beckton
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