Beckton · Newham · West Ham and Beckton constituency · 51.51140, 0.06322

E6 5NL— Beckton, Newham

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 50/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
71
Schools
90
Transport
50
Environment
68
Investment
53

The bottom line

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

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Location

E6 5NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for E6 5NL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How E6 5NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Winsor Primary School

Not yet inspected · 2 min walk

KS2: 106.6

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 6 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 360.5%

-4% vs borough

Crime by type

Violence & sexual offences23%
Other22%
Anti-social behaviour13%
Drug offences12%
Vehicle crime10%
Theft8%
Burglary7%
Robbery5%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.4km

Crime is +34% above 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£3,209/m²
Price per ft²£298/ft²
Avg floor area75.8 m²

EPC breakdown

C
11%
D
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 60%Flat 40%

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£189,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+6.1%

Total change

+342%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-23.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Terraced60%
Flat/maisonette40%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£57k£57k+0%1
Post-dot-com plateau2001–2001£67k£67k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2012£290k£250k-13.8%1
Help-to-Buy recovery2014–2015£265k£206k-22.3%1
Brexit uncertainty2017–2017£253k£253k+0%1
Current market2025–2025£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Cyprus DLR StationDLR line
3.9 min walk
North Woolwich

Nearby stations

Cyprus DLR StationDLR
4 min walk
Beckton DLR StationDLR
4 min walk
Gallions Reach DLR StationDLR
8 min walk
Beckton Park DLR StationDLR
8 min walk
King George V DLR StationDLR
13 min walk
No bus stops within 400m

39

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria55 min ↑
Waterloo49 min ↑
Canary Wharf ★34 min
City49 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)59
Nearest car park297m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
AVA Parking25 spaces
366m
🅿️
Asda Beckton· no
493m
🅿️
Beckton Retail Park
601m
🅿️
Sportsdock at UEL
601m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

16 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 267 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: University Gallery (392 m)

Nearest supermarketLituanica · 565 m
1 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

2

Libraries (1km)

0

Cinemas (2km)

527m

Post office

Nearby shops

Dennis Beckton LTD170 m
Eastender Supermarket368 m
Campus shop452 m
Fruits & Vegetable Store644 m

Nearby cafes

Costa447 m
Starbucks449 m
Freight763 m
Roz Cafe1.2 km

Nearby restaurants

Beckton Fish Bar161 m
The Edge431 m
McDonald's498 m
The Jumeirah Restaurant677 m

Nearby pubs

University Gallery392 m
Brewers Fayre413 m
Berneliu Uzeiga - Shepherds Inn533 m
Galyons Royal Docks863 m

Nearby gyms

Outdoor Sport Centre533 m
Sportsdock at UEL551 m
Gymnova559 m
Aqua East619 m

Nearby pharmacies

Asda Beckton Pharmacy509 m
Beckton Pharmacy526 m
Day Lewis Pharmacy1.1 km

Nearby health

Cygnet Hospital Beckton267 m
Beckton Dental Clinic487 m
Phoenix Orthodontic Practice527 m
Food hygiene (5-star)59% of 39

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

53

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 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.6

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,402m
Crossrail 2 route10,388m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,919 nationally

2,012

Est. population

9,432/km²

50%

Employed

33%

Degree educated

£38,600

Median income

6.3%

Claimant rate

Inner cityHigh densityMixed

35

Community stability

Age profile

24%
33%
22%
Under 1824%
18–3433%
35–4922%
50–6413%
65+9%

Tenure

20%
32%
37%
Own outright9%
Own (mortgage)20%
Private rent33%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

28%
24%
25%
15%
White British28%
White Other24%
Asian25%
Black15%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine18%
No car household39%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Social rent37%
Private rent33%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
16
Planning apps (3 years)
3
Local approval rate
100%
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)
1
Largest scheme
700 homes · LAND SOUTH OF, LAND SOUTH OF, WINSOR TERRACE &, CYPRUS BY-PASS (NORTH & EAST OF), E16
Pipeline pressure
NONE

Named schemes (500m)

LAND SOUTH OF, LAND SOUTH OF, WINSOR TERRACE &, CYPRUS BY-PASS (NORTH & EAST OF), E16700 homes
completed
MID BECKTON LANDS, MID BECKTON LANDS, BECKTON, E668 homes
completed
SITE D, WINSOR PARK ESTATE, BOUNDED BY, SITE D, WINSOR PARK ESTATE, BOUNDED BY, DOWNING, TUNNAN LEYS, COW LEAZE, E662 homes
completed
SOUTH OF BECKTON CORRIDOR AND WEST OF, SOUTH OF BECKTON CORRIDOR AND WEST OF, WOOLWICH MANOR WAY, E651 homes
completed
SITE D, WINSOR PARK EST. (LAND ADJACENT), SITE D, WINSOR PARK EST. (LAND ADJACENT), TUNNAN LEYS, COWLEAZE, E643 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 5NL

Full postcodeE6 5NL
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.511397
Longitude0.063221
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