Beckton · Newham · West Ham and Beckton constituency · 51.51444, 0.04946

E6 5SB— Beckton, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 43/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
77
Schools
90
Transport
43
Environment
83
Investment
70

The bottom line

E6 5SB 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 5SB

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-23.0% vs London avg

Deep-dive guides for E6 5SB

🛡️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

“The family fortress”

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How E6 5SB 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 · 4 min walk

KS2: 104.7

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 5 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 23 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
↑ Rising 226.9%

from a low base — still below London average

-44% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Vehicle crime14%
Drug offences13%
Anti-social behaviour11%
Robbery6%
Theft4%
Burglary1%

Stop & search

1.2

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: LCY Airfield Fire Station · 1.2km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area56 m²

EPC breakdown

B
1%
C
4%
D
2%

Based on 7 properties · Confidence: low

Street mix

Semi 25%Terraced 75%

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£140,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2014 · CAGR

+5.5%

Total change

+162%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.4%

per year

Acceleration

-46.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£69k£61k-11.6%1.5
Post-dot-com plateau2002–2004£91k£156k+72.4%1.7
Pre-crash peak2005–2007£185k£242k+30.8%1
Help-to-Buy recovery2014–2014£181k£181k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
22.4%
District
21.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Royal Albert DLR StationDLR line
8.2 min walk
Silvertown & City Airport

Nearby stations

Royal Albert DLR StationDLR
9 min walk
Beckton Park DLR StationDLR
9 min walk
Beckton DLR StationDLR
10 min walk
Cyprus DLR StationDLR
15 min walk
Prince Regent DLR StationDLR
15 min walk
No bus stops within 400m

21

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria58 min ↑
Waterloo51 min ↑
Canary Wharf ★37 min
City50 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

24

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)96
Nearest car park326m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
326m
🅿️
Asda Beckton· no
614m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.4 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 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 hospitalCoborn Centre for Adolescent Mental Health · 964 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

498

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (535 m)

No restaurants within 800m — nearest: McDonald's (601 m)

Nearest supermarketKacha Bazar Extra · 898 m
1 tennis courts

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)

561m

Post office

Nearby shops

Londis - The Village Shop221 m
Lonsdale Wines878 m
WHSmith1.2 km

Nearby cafes

Jackie's Love Kitchen767 m
Freight819 m
The Dockside909 m
Big Penny Brews1.2 km

Nearby restaurants

McDonald's601 m
Yi-ban915 m
Pret A Manger1.2 km
Soul + Grain1.2 km

Nearby pubs

Berneliu Uzeiga - Shepherds Inn535 m
Juniper&Co1.2 km

Nearby gyms

Gymnova465 m
Beckton Park Gym560 m
West Ham United Foundation Community Hub760 m
Royal Docks Watersports Centre963 m

Nearby pharmacies

Beckton Pharmacy562 m
Asda Beckton Pharmacy581 m

Nearby health

Phoenix Orthodontic Practice552 m
Beckton Dental Clinic625 m
Food hygiene (5-star)20% of 15

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

70

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

35.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,005m
Crossrail 2 route9,375m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,766 nationally

1,688

Est. population

11,486/km²

65%

Employed

36%

Degree educated

£38,300

Median income

7.6%

Claimant rate

Inner cityHigh densityRenters

35

Community stability

Age profile

24%
26%
26%
16%
Under 1824%
18–3426%
35–4926%
50–6416%
65+9%

Tenure

17%
23%
42%
18%
Own outright17%
Own (mortgage)23%
Private rent42%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

17%
35%
22%
16%
White British17%
White Other35%
Asian22%
Black16%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household41%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent42%
Social rent18%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
5
Planning apps (3 years)
12
Local approval rate
60%
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)
4
Largest scheme
391 homes · East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN
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
PERIDOT SITES 3E & 3F, BOUNDED BY, PERIDOT SITES 3E & 3F, BOUNDED BY, NIGHTINGALE WAY, BRACKEN CLOSE, VALIANT WAY, E650 homes
completed
LAND ADJ. TO BEDELLS COURT, LAND ADJ. TO BEDELLS COURT, TOLLGATE ROAD, E611 homes
completed
7, 7, Wintergreen Close, E6 4UQ2 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 5SB

Full postcodeE6 5SB
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.514444
Longitude0.049465
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