Beckton · Newham · West Ham and Beckton constituency · 51.51242, 0.05602

E6 5PP— Beckton, Newham

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

 

Schools 100%Safety 73/100Transport 43/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
73
Schools
90
Transport
43
Environment
85
Investment
53

The bottom line

E6 5PP 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 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for E6 5PP

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

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How E6 5PP 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 · 7 min walk

KS2: 105.4

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 2 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.6 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 277.4%

-16% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour18%
Vehicle crime11%
Drug offences6%
Robbery6%
Burglary6%
Theft4%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is +16% 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£5,102/m²
Price per ft²£474/ft²
Avg floor area57.3 m²

EPC breakdown

C
16%
D
5%

Based on 21 properties · Confidence: medium

Street mix

Terraced 91%Flat 9%

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£143,250
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, 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

1997–2025 · CAGR

+5.5%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-58.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Terraced90%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£68k£102k+51.1%1.5
Post-dot-com plateau2001–2004£95k£175k+84.2%1
Pre-crash peak2005–2005£135k£135k+0%1
GFC & correction2009–2011£192k£172k-10.3%1.5
Help-to-Buy recovery2013–2015£142k£223k+56.7%1.5
Brexit uncertainty2018–2018£400k£400k+0%1
Pandemic surge2020–2021£251k£438k+74.4%1
Rate-rise correction2023–2023£260k£260k+0%1
Current market2024–2025£365k£300k-17.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
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 Park DLR StationDLR line
4.9 min walk
Silvertown & City Airport

Nearby stations

Beckton Park DLR StationDLR
5 min walk
Beckton DLR StationDLR
5 min walk
Cyprus DLR StationDLR
9 min walk
Royal Albert DLR StationDLR
10 min walk
London City Airport DLR StationDLR
14 min walk
No bus stops within 400m

34

Walkability score

198

Footpaths (500m)

0

Santander docks (800m)

3.5 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

20

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)112
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Asda Beckton· no
289m
🅿️
Beckton Retail Park
631m
🅿️
AVA Parking25 spaces
693m
🅿️
Will Thorne Pavilion Car Park73 spaces
703m

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: 8.9 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.8 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

10 min walk

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 617 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

478

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketKacha Bazar Extra · 642 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

259m

Post office

Nearby shops

Dennis Beckton LTD572 m
Fruits & Vegetable Store660 m
Londis - The Village Shop700 m
Campus shop839 m

Nearby cafes

Freight549 m
Costa762 m
Starbucks832 m
Big Penny Brews1.0 km

Nearby restaurants

McDonald's278 m
Beckton Fish Bar568 m
The Jumeirah Restaurant745 m
The Edge781 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn229 m
Brewers Fayre441 m
University Gallery757 m
Juniper&Co1.0 km

Nearby gyms

Gymnova141 m
West Ham United Foundation Community Hub743 m

Nearby pharmacies

Beckton Pharmacy258 m
Asda Beckton Pharmacy262 m

Nearby health

Phoenix Orthodontic Practice246 m
Beckton Dental Clinic297 m
Cygnet Hospital Beckton617 m
Food hygiene (5-star)54% of 24

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,132m
Crossrail 2 route9,882m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,705 nationally

1,547

Est. population

10,058/km²

63%

Employed

38%

Degree educated

£38,300

Median income

8.5%

Claimant rate

SuburbanHigh densityRenters

31

Community stability

Age profile

26%
22%
27%
16%
Under 1826%
18–3422%
35–4927%
50–6416%
65+9%

Tenure

18%
44%
26%
Own outright11%
Own (mortgage)18%
Private rent44%
Social rent26%
Shared ownership0%

Ethnicity

26%
34%
14%
16%
White British26%
White Other34%
Asian14%
Black16%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household43%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent44%
Social rent26%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Planning apps (12 months)
5
Planning apps (3 years)
4
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)
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
SOUTH OF BECKTON CORRIDOR AND WEST OF, SOUTH OF BECKTON CORRIDOR AND WEST OF, WOOLWICH MANOR WAY, E651 homes
completed
SITE 3C, SITE 3C, TOLLGATE ROAD, E642 homes
completed
SITE 3G, SITE 3G, TOLLGATE ROAD, HARRIER WAY, HOLLYWELL CRESCENT, E628 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 5PP

Full postcodeE6 5PP
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.512423
Longitude0.056018
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