Beckton · Newham · West Ham and Beckton constituency · 51.51753, 0.04795

E6 5UA— Beckton, Newham

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

The family fortress

 

Schools 100%Safety 77/100Transport 34/100Yield 5.04%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
77
Schools
90
Transport
34
Environment
80
Investment
66

The bottom line

E6 5UA 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 5UA

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-23.0% vs London avg

Deep-dive guides for E6 5UA

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E6 5UA 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 · 3 min walk

KS2: 104.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 9 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 21 min walk

6 primaries · 3 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: East Ham Fire Station · 899m

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
8%
D
8%
E
5%

Based on 21 properties · Confidence: medium

Street mix

Semi 29%Terraced 57%Detached 14%

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£221,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.9%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-13.93

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 21 sales

Property Type Mix

Total: 21 sales

Detached14.3%
Semi-detached28.6%
Terraced57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£162k+118.9%1
Post-dot-com plateau2001–2004£145k£265k+82.4%1.2
Pre-crash peak2005–2006£237k£250k+5.7%2
Help-to-Buy recovery2013–2015£320k£335k+4.7%1
Brexit uncertainty2017–2017£418k£418k+0%2
Pandemic surge2020–2020£480k£480k+0%1
Rate-rise correction2023–2023£485k£485k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-14.7% alpha

Terraced-14.7% α
Local
-12.1%
District
2.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Royal Albert DLR StationDLR line
12 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
13 min walk
Royal Albert DLR StationDLR
13 min walk
Beckton Park DLR StationDLR
14 min walk
Prince Regent DLR StationDLR
17 min walk
Cyprus DLR StationDLR
19 min walk
No bus stops within 400m

20

Walkability score

139

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

20

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)87
Nearest car park401m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
572m
🅿️
Asda Beckton· no
790m

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: 8.3 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 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

14 min walk

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalNewham Centre for Mental Health · 704 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 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)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (732 m)

No restaurants within 800m — nearest: McDonald's (780 m)

Nearest supermarketKacha Bazar Extra · 962 m
2 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)

745m

Post office

Nearby shops

Londis - The Village Shop392 m
Lonsdale Wines586 m
Local Convenience Store850 m
Mini Market899 m

Nearby cafes

Deli-Marche698 m
Jackie's Love Kitchen821 m

Nearby restaurants

McDonald's780 m
Catch 22981 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn732 m

Nearby gyms

Beckton Park Gym219 m
West Ham United Foundation Community Hub689 m
Gymnova707 m

Nearby pharmacies

Beckton Pharmacy746 m
Asda Beckton Pharmacy765 m

Nearby health

Newham Centre for Mental Health704 m
Coborn Centre for Adolescent Mental Health705 m
Phoenix Orthodontic Practice741 m
Beckton Dental Clinic799 m
Food hygiene (5-star)33% 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

66

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

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,212m
Crossrail 2 route9,153m

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

SuburbanHigh 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)
7
Planning apps (3 years)
12
Local approval rate
57%
Borough approval rate
76%
Historic landfill (400m)
1
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)

East Ham Industrial Estate, 1000, Newham Way, East Ham, E6 5JN391 homes
completed
SITE 1E, EAST OF, 1000, SITE 1E, EAST OF, 1000, NEWHAM WAY, E677 homes
completed
PERIDOT SITES 3E & 3F, BOUNDED BY, PERIDOT SITES 3E & 3F, BOUNDED BY, NIGHTINGALE WAY, BRACKEN CLOSE, VALIANT WAY, E650 homes
completed
Land adjoining 110, Land adjoining 110, Evelyn Dennington Road, East Ham, E6 4XZ5 homes
completed
67, Stokes Road, East Ham, E6 3SD3 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 5UA

Full postcodeE6 5UA
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.517528
Longitude0.047946
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
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