East Ham South · Newham · East Ham constituency · 51.52026, 0.04886

E6 5JL— East Ham South, Newham

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

 

Schools 100%Safety 74/100Transport 26/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
52
Safety
74
Schools
90
Transport
26
Environment
80
Investment
49

The bottom line

E6 5JL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 5JL

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+12.0% vs London avg

Deep-dive guides for E6 5JL

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

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How E6 5JL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Roman Road Primary School

Good · Inspected Jul 2023 · 4 min walk

KS2: 110.4

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 18 min walk

6 primaries · 3 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

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 656m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,872/m²
Price per ft²£453/ft²
Avg floor area100.6 m²

EPC breakdown

C
7%
D
21%
E
9%
F
1%

Based on 38 properties · Confidence: high

Street mix

Terraced 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£251,500
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)
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

1996–2025 · CAGR

+7.9%

Total change

+813%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.0%

per year

Acceleration

+39.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 42 sales

Property Type Mix

Total: 42 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£72k+38.5%2
Post-dot-com plateau2001–2004£97k£183k+89.1%1.3
Pre-crash peak2005–2007£195k£254k+30.3%4
GFC & correction2008–2012£250k£285k+14.2%1.3
Help-to-Buy recovery2013–2016£190k£418k+119.7%1.5
Brexit uncertainty2017–2019£383k£368k-3.9%3
Pandemic surge2020–2020£460k£460k+0%1
Current market2024–2025£386k£475k+23%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7.9%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position40

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
15.8 min walk
Silvertown & City Airport

Nearby stations

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

18

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria58 min ↑
Waterloo57 min ↑
Canary Wharf ★44 min
City46 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 park439m
Santander docks (800m)0
Nearest cycle dock3.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB63% 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

NEWHAM NHS URGENT CARE CENTRE

GLEN ROAD, PLAISTOW, E13 8SH

11 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalNewham Centre for Mental Health · 697 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

484

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (875 m)

No restaurants within 800m — nearest: JR's (678 m)

Nearest supermarketKacha Bazar Extra · 970 m
2 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)

821m

Post office

Nearby shops

Lonsdale Wines298 m
Local Convenience Store575 m
Mini Market591 m
K & R Food & Wine677 m

Nearby cafes

Deli-Marche642 m
Big Mummys Kitchen678 m
Parkside Cafe981 m
Central Park Cafe1.1 km

Nearby restaurants

JR's678 m
King's Peri Peri678 m
The Great Wall679 m
The Candi Donut Co680 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn875 m

Nearby gyms

Beckton Park Gym270 m
West Ham United Foundation Community Hub620 m
Gymnova886 m

Nearby pharmacies

Beckton Pharmacy878 m
Asda Beckton Pharmacy894 m
Blakeberry Pharmacy909 m

Nearby health

Newham Centre for Mental Health697 m
Coborn Centre for Adolescent Mental Health730 m
Phoenix Orthodontic Practice878 m
Food hygiene (5-star)33% of 18

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

49

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 score12/100
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

28.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,495m
Crossrail 2 route9,111m

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%

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)
7
Planning apps (3 years)
14
Local approval rate
43%
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
NURSERY SITE, NURSERY SITE, EISENHOWER DRIVE, E696 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
LAND TO REAR OF, 104-120, LAND TO REAR OF, 104-120, ROMAN ROAD, E614 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 5JL

Full postcodeE6 5JL
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.520264
Longitude0.048861
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