Beckton · Newham · West Ham and Beckton constituency · 51.51307, 0.04855

E6 5TF— Beckton, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 45/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
77
Schools
90
Transport
45
Environment
84
Investment
56

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E6 5TF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E6 5TF meets your needs.

Location

E6 5TF

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 5TF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E6 5TF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E6 5TF 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 · 5 min walk

KS2: 104.7

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 6 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

Edith Kerrison Nursery School

Not inspected · 18 min walk

4 primaries · 2 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 · 1.0km

Crime is 23% below 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£5,252/m²
Price per ft²£488/ft²
Avg floor area64.8 m²

EPC breakdown

C
5%
D
6%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 10%Terraced 70%Flat 20%

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£162,000
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 DAnnual charge £1,760
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6.6%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

-16.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Terraced70%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£75k+31.7%1
Post-dot-com plateau2001–2003£77k£155k+101.3%2.3
Pre-crash peak2005–2006£165k£181k+9.8%2.5
Help-to-Buy recovery2014–2015£200k£256k+28%1
Pandemic surge2021–2021£310k£310k+0%1
Current market2024–2024£323k£323k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2% alpha

Terraced-2% α
Local
8.2%
District
10.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
Royal Albert DLR StationDLR line
6.2 min walk
Silvertown & City Airport

Nearby stations

Royal Albert DLR StationDLR
7 min walk
Beckton Park DLR StationDLR
8 min walk
Beckton DLR StationDLR
11 min walk
London City Airport DLR StationDLR
13 min walk
Prince Regent DLR StationDLR
14 min walk
No bus stops within 400m

20

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

3.0 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

25

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)96
Nearest car park194m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
194m
🅿️
Asda Beckton· no
698m
🅿️
Fox@Connaught· no
787m

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 AONB77% green spaceTree canopy: 61%
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: 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

8 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalCoborn Centre for Adolescent Mental Health · 1.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

494

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 (615 m)

No restaurants within 800m — nearest: McDonald's (684 m)

Nearest supermarketKacha Bazar Extra · 1.0 km
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)

646m

Post office

Nearby shops

Londis - The Village Shop196 m
Lonsdale Wines1.0 km
WHSmith1.1 km
Londis1.2 km

Nearby cafes

Jackie's Love Kitchen685 m
Freight712 m
The Dockside748 m
Big Penny Brews1.0 km

Nearby restaurants

McDonald's684 m
Yi-ban754 m
Pret A Manger996 m
Soul + Grain1.1 km

Nearby pubs

Berneliu Uzeiga - Shepherds Inn615 m
Fox@Connaught793 m
Juniper&Co1.0 km

Nearby gyms

Gymnova526 m
Beckton Park Gym677 m
Royal Docks Watersports Centre804 m
West Ham United Foundation Community Hub913 m

Nearby pharmacies

Beckton Pharmacy646 m
Asda Beckton Pharmacy663 m

Nearby health

Phoenix Orthodontic Practice635 m
Beckton Dental Clinic709 m
Food hygiene (5-star)25% of 12

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

56

Investment score

Good

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 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,846m
Crossrail 2 route9,376m

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)
11
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
391 homes · East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN
Pipeline pressure
NONE

Named schemes (500m)

7, 7, Wintergreen Close, E6 4UQ2 homes
completed
6, 6, Allhallows Road, E6 5SZ1 homes
completed
28, 28, Jasper Road, West Beckton, E16 3TR1 homes
completed
46, Dunnock Road, Beckton, E6 5SX1 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

Live in E6 5TF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E6 5TF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E6 5TF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E6 5TF

Full postcodeE6 5TF
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.513066
Longitude0.048553
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