Beckton · Newham · West Ham and Beckton constituency · 51.50963, 0.06023

E6 5PQ— Beckton, Newham

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

 

Schools 100%Safety 56/100Transport 47/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
56
Schools
90
Transport
47
Environment
83
Investment
50

The bottom line

E6 5PQ offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

E6 5PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+178.0% vs London avg

Deep-dive guides for E6 5PQ

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

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How E6 5PQ 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

180.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 360.3%

+100% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour16%
Theft10%
Vehicle crime9%
Drug offences6%
Robbery5%
Burglary4%

Stop & search

4.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.5km

Crime is +178% 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£4,592/m²
Price per ft²£427/ft²
Avg floor area73.5 m²

EPC breakdown

B
1%
C
39%
D
13%

Based on 53 properties · Confidence: high

Street mix

Terraced 59%Flat 41%

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£183,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 75 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.0%

per year

Acceleration

+157.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 26 sales

Property Type Mix

Total: 26 sales

Terraced65.4%
Flat/maisonette34.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£117k+63.5%2
Post-dot-com plateau2001–2003£75k£176k+134%1.5
Pre-crash peak2005–2006£122k£230k+88.5%1
GFC & correction2009–2011£250k£228k-9%1
Help-to-Buy recovery2014–2016£208k£259k+24.5%2.7
Brexit uncertainty2017–2019£385k£230k-40.3%1.3
Rate-rise correction2023–2023£530k£530k+0%1
Current market2025–2026£225k£450k+100%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+1% α
Local
9.7%
District
8.7%
Terraced-0.7% α
Local
7.5%
District
8.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Cyprus DLR StationDLR
4 min walk
Beckton Park DLR StationDLR
5 min walk
Beckton DLR StationDLR
7 min walk
Gallions Reach DLR StationDLR
10 min walk
King George V DLR StationDLR
11 min walk
No bus stops within 400m

35

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria52 min ↑
Waterloo46 min ↑
Canary Wharf ★31 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

13

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)45
Nearest car park226m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
AVA Parking25 spaces
268m
🅿️
Asda Beckton· no
567m
🅿️
Sportsdock at UEL
674m
🅿️
Beckton Retail Park
799m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 9.2 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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

13 min walk

42%

Recommend GP

42%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 541 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

105

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: University Gallery (335 m)

Nearest supermarketLituanica · 780 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

3

Libraries (1km)

0

Cinemas (2km)

578m

Post office

Nearby shops

Dennis Beckton LTD206 m
Campus shop418 m
Eastender Supermarket650 m
Fruits & Vegetable Store840 m

Nearby cafes

Costa336 m
Starbucks410 m
Freight485 m
Roz Cafe995 m

Nearby restaurants

Beckton Fish Bar208 m
The Edge356 m
McDonald's566 m
The Jumeirah Restaurant895 m

Nearby pubs

University Gallery335 m
Berneliu Uzeiga - Shepherds Inn566 m
Brewers Fayre583 m
Henley Arms993 m

Nearby gyms

Outdoor Sport Centre520 m
Gymnova536 m
Sportsdock at UEL604 m
Aqua East641 m

Nearby pharmacies

Asda Beckton Pharmacy566 m
Beckton Pharmacy576 m
Day Lewis Pharmacy976 m

Nearby health

Cygnet Hospital Beckton541 m
Beckton Dental Clinic568 m
Phoenix Orthodontic Practice571 m
North Woolwich Dental Clinic1.1 km
Food hygiene (5-star)68% of 22

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

50

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 score14/100
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

47.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,117m
Crossrail 2 route10,272m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,767 nationally

1,476

Est. population

3,989/km²

54%

Employed

35%

Degree educated

£38,300

Median income

6.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

36

Community stability

Age profile

27%
27%
24%
13%
Under 1827%
18–3427%
35–4924%
50–6413%
65+9%

Tenure

22%
31%
38%
Own outright9%
Own (mortgage)22%
Private rent31%
Social rent38%
Shared ownership0%
Rent free0%

Ethnicity

25%
25%
23%
18%
White British25%
White Other25%
Asian23%
Black18%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine20%
No car household41%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Social rent38%
Private rent31%

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)
8
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
SOUTH OF BECKTON CORRIDOR AND WEST OF, SOUTH OF BECKTON CORRIDOR AND WEST OF, WOOLWICH MANOR WAY, E651 homes
completed
25, 25, Pearl Close, Beckton, E6 5QY8 homes
completed
10A, 10A, Oakes Close, Beckton, E6 5QG1 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 5PQ

Full postcodeE6 5PQ
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.509633
Longitude0.060230
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