East Ham South · Newham · East Ham constituency · 51.51991, 0.05370

E6 5JJ— East Ham South, Newham

Location and area intelligence for E6 5JJ, East Ham South, Newham

The family fortress

 

Schools 100%Safety 74/100Transport 38/100Yield 6.48%

Best for: Families

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

Liveability
58
Safety
74
Schools
90
Transport
38
Environment
79
Investment
62

The bottom line

E6 5JJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £296,250 median — 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 5JJ

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 avg price-43.0% vs London avg
vs London income-8.1% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E6 5JJ

🛡️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 5JJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

North Beckton Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 105.4

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 8 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 · 15 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.7 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 332.4%

-20% vs borough

Crime by type

Violence & sexual offences35%
Other27%
Anti-social behaviour15%
Vehicle crime7%
Robbery5%
Burglary5%
Drug offences3%
Theft3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 445m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£296,250

Median sale price

Bottom 25% — 43% below London median

£296,250 is 43% below the London median (£520,000)

+30.3%

This year

Terraced

Dominant type

Price history

5-year change
-15.4%
Sales (24 months)6
New build0.0%
Avg semi-detached£225,000
Avg terraced£450,000
Avg flat£296,250
Price per m²£3,961/m²
Price per ft²£368/ft²
Avg floor area76.3 m²

EPC breakdown

B
4%
C
41%
D
26%
E
8%
F
2%

Based on 81 properties · Confidence: high

Street mix

Semi 9%Terraced 67%Flat 25%

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

Stamp duty

Standard buyer£2,312
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,200

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.7×

Price-to-income

£1,482/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£190,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (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

1995–2026 · CAGR

+5.6%

Total change

+437%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

+14.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached8.8%
Terraced65.9%
Flat/maisonette25.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£86k+57.8%2.4
Post-dot-com plateau2001–2004£110k£183k+66.4%4.2
Pre-crash peak2005–2006£208k£190k-8.7%7
GFC & correction2008–2012£245k£225k-8.2%2.2
Help-to-Buy recovery2013–2016£213k£305k+43.5%4.2
Brexit uncertainty2017–2019£350k£253k-27.7%3.3
Pandemic surge2021–2021£350k£350k+0%3
Rate-rise correction2022–2022£360k£360k+0%3
Current market2025–2026£300k£293k-2.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced-0.1% α
Local
7.7%
District
7.8%
Flat/maisonette-0.6% α
Local
2.1%
District
2.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Beckton DLR StationDLR line
9.3 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
10 min walk
Beckton Park DLR StationDLR
16 min walk
Royal Albert DLR StationDLR
17 min walk
Cyprus DLR StationDLR
18 min walk
Gallions Reach DLR StationDLR
22 min walk
No bus stops within 400m

27

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria57 min ↑
Waterloo51 min ↑
Canary Wharf ★36 min
City51 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)14
Nearest car park135m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Beckton Retail Park
671m
🅿️
Asda Beckton· no
672m

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: 8.8 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

HEALTH VISITORS LONDON BOROUGH OF NEWHAM

3RD FLOOR EASTWING NEWHAM, 1000 DOCKSIDE ROAD, E16 2QU

18 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNewham Centre for Mental Health · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

437

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (664 m)

Nearest supermarketFood Bazar · 635 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

653m

Post office

Nearby shops

Lonsdale Wines286 m
K & R Food & Wine419 m
Premier East Ham Local432 m
Costcutter597 m

Nearby cafes

Big Mummys Kitchen429 m
Parkside Cafe886 m
Central Park Cafe1.1 km

Nearby restaurants

JR's425 m
King's Peri Peri427 m
The Great Wall437 m
The Candi Donut Co443 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn664 m
Brewers Fayre759 m
Red Lion1.1 km

Nearby gyms

West Ham United Foundation Community Hub286 m
Beckton Park Gym570 m
Gymnova711 m
Docklands Equestrian Centre737 m

Nearby pharmacies

Beckton Pharmacy655 m
Asda Beckton Pharmacy667 m
Blakeberry Pharmacy813 m

Nearby health

Phoenix Orthodontic Practice660 m
Beckton Dental Clinic675 m
Food hygiene (5-star)34% of 38

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

62

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

36.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,664m
Crossrail 2 route9,442m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,935 nationally

2,022

Est. population

18,602/km²

59%

Employed

33%

Degree educated

£38,600

Median income

9.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

43

Community stability

Age profile

33%
21%
25%
15%
Under 1833%
18–3421%
35–4925%
50–6415%
65+6%

Tenure

17%
34%
30%
19%
Own outright17%
Own (mortgage)34%
Private rent30%
Social rent19%
Shared ownership1%

Ethnicity

15%
16%
42%
18%
White British15%
White Other16%
Asian42%
Black18%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine22%
No car household31%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent30%
Social rent19%

vs. London

Income vs London-8.1%
Price vs London-43.0%

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)
11
Planning apps (3 years)
14
Local approval rate
73%
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)
54
Largest scheme
160 homes · SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6
Pipeline pressure
NONE

Named schemes (500m)

SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6160 homes
completed
SITE 3D & 3H, SITE 3D & 3H, EVELYN DENNINGTON ROAD, E6154 homes
completed
SITES A & B, LAND TO SOUTH OF, SITES A & B, LAND TO SOUTH OF, TOLLGATE ROAD, E6144 homes
completed
NURSERY SITE, NURSERY SITE, EISENHOWER DRIVE, E696 homes
completed
TOLLGATE ROAD, E684 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£296,250)

£2,312

Standard buyer

£0

First-time buyer

Save £2,312

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E6 5JJ

Full postcodeE6 5JJ
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.519910
Longitude0.053703
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