Beckton · Newham · West Ham and Beckton constituency · 51.51157, 0.05585

E6 5PS— Beckton, Newham

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

 

Schools 100%Safety 73/100Transport 44/100~5% yield · indicativeOnly 2 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
44
Environment
85
Investment
53

The bottom line

E6 5PS 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 5PS

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 5PS

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

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Postcode Personality

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How E6 5PS 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 · 5 min walk

KS2: 106.6

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 4 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 · 25 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.3km

Crime is +16% 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£6,625/m²
Price per ft²£615/ft²
Avg floor area63.4 m²

EPC breakdown

C
8%
D
6%

Based on 14 properties · Confidence: medium

Street mix

Semi 21%Terraced 53%Detached 26%

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£158,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
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

1996–2025 · CAGR

+6.1%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

-25.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Detached26.3%
Semi-detached21.1%
Terraced52.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£73k£58k-20.6%2
Post-dot-com plateau2002–2004£98k£197k+101.3%2
Pre-crash peak2006–2006£138k£138k+0%2
Help-to-Buy recovery2013–2014£196k£305k+55.6%1
Brexit uncertainty2018–2018£410k£410k+0%1
Rate-rise correction2022–2023£370k£355k-4.1%1
Current market2024–2025£430k£410k-4.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.2% alpha

Terraced-4.2% α
Local
11.4%
District
15.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
Sales Volume53
Trend Position75

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
3.8 min walk
Silvertown & City Airport

Nearby stations

Beckton Park DLR StationDLR
4 min walk
Beckton DLR StationDLR
6 min walk
Cyprus DLR StationDLR
8 min walk
Royal Albert DLR StationDLR
10 min walk
London City Airport DLR StationDLR
13 min walk
No bus stops within 400m

29

Walkability score

171

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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)112
Nearest car park215m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Asda Beckton· no
377m
🅿️
AVA Parking25 spaces
640m
🅿️
Will Thorne Pavilion Car Park73 spaces
700m
🅿️
Beckton Retail Park
713m

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
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: 46%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.7 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

HEALTH VISITORS LONDON BOROUGH OF NEWHAM

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

9 min walk

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 655 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

471

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 · 725 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)

352m

Post office

Nearby shops

Dennis Beckton LTD542 m
Londis - The Village Shop721 m
Fruits & Vegetable Store744 m
Campus shop790 m

Nearby cafes

Freight455 m
Costa704 m
Starbucks783 m
Big Penny Brews955 m

Nearby restaurants

McDonald's367 m
Beckton Fish Bar540 m
The Edge728 m
The Jumeirah Restaurant826 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn322 m
Brewers Fayre513 m
University Gallery708 m
Juniper&Co946 m

Nearby gyms

Gymnova236 m
West Ham United Foundation Community Hub839 m

Nearby pharmacies

Beckton Pharmacy350 m
Asda Beckton Pharmacy353 m

Nearby health

Phoenix Orthodontic Practice339 m
Beckton Dental Clinic384 m
Cygnet Hospital Beckton655 m
Food hygiene (5-star)63% of 19

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

42.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,055m
Crossrail 2 route9,907m

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)
4
Planning apps (3 years)
2
Local approval rate
75%
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
12, Porter Road, Beckton, E6 5PN1 homes
completed
10A, 10A, Oakes Close, Beckton, E6 5QG1 homes
completed
96, 96, Savage Gardens, Beckton, E6 5QY1 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 5PS

Full postcodeE6 5PS
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.511572
Longitude0.055850
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