Beckton · Newham · West Ham and Beckton constituency · 51.51379, 0.05119

E6 5RX— Beckton, Newham

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 44/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
73
Schools
90
Transport
44
Environment
86
Investment
71

The bottom line

E6 5RX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Investors.

Less suited to Car-free commuters.

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Location

E6 5RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 5RX

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How E6 5RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ellen Wilkinson Primary School

Good · Inspected Mar 2023 · 6 min walk

KS2: 104.7

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 3 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 · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 1.1km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area60.4 m²

EPC breakdown

B
1%
C
8%
D
3%
E
2%

Based on 14 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£151,000
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 CAnnual charge £1,564
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.5%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.7%

per year

Acceleration

-50.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£77k+33.9%1.2
Post-dot-com plateau2002–2004£134k£180k+34.3%2.7
Pre-crash peak2005–2007£185k£207k+11.6%1.3
GFC & correction2011–2011£217k£217k+0%2
Brexit uncertainty2019–2019£345k£345k+0%1
Pandemic surge2021–2021£375k£375k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.6%
District
8.7%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Beckton Park DLR StationDLR line
7.4 min walk
Silvertown & City Airport

Nearby stations

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

26

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

3.2 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

19

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)87
Nearest car park323m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
393m
🅿️
Asda Beckton· no
501m

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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB83% 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

9 min walk

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital Beckton · 938 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

506

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (420 m)

Nearest supermarketKacha Bazar Extra · 813 m
1 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)

449m

Post office

Nearby shops

Londis - The Village Shop340 m
Lonsdale Wines936 m
WHSmith1.1 km

Nearby cafes

Freight711 m
Big Penny Brews1.1 km
Caffè Nero1.1 km

Nearby restaurants

McDonald's488 m
Pret A Manger1.1 km
Soul + Grain1.1 km
Hithe's1.2 km

Nearby pubs

Berneliu Uzeiga - Shepherds Inn420 m
Brewers Fayre693 m
Juniper&Co1.1 km

Nearby gyms

Gymnova338 m
Beckton Park Gym684 m
West Ham United Foundation Community Hub732 m

Nearby pharmacies

Beckton Pharmacy450 m
Asda Beckton Pharmacy467 m

Nearby health

Phoenix Orthodontic Practice438 m
Beckton Dental Clinic513 m
Food hygiene (5-star)44% of 16

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

71

Investment score

Strong

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

32.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,025m
Crossrail 2 route9,514m

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

Inner cityHigh 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)
3
Planning apps (3 years)
10
Local approval rate
67%
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)
2
Largest scheme
160 homes · SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6
Pipeline pressure
NONE

Named schemes (500m)

SITES A & B, LAND TO SOUTH OF, SITES A & B, LAND TO SOUTH OF, TOLLGATE ROAD, E6144 homes
completed
TOLLGATE ROAD, E684 homes
completed
LAND ADJ. TO BEDELLS COURT, LAND ADJ. TO BEDELLS COURT, TOLLGATE ROAD, E611 homes
completed
Land adjoining 4, Land adjoining 4, Exeter Close, Beckton, E6 5JX1 homes
completed
9, Redstart Close, Beckton, E6 5XB1 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 5RX

Full postcodeE6 5RX
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.513793
Longitude0.051194
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