Beckton · Newham · West Ham and Beckton constituency · 51.51749, 0.04558

E6 5XA— Beckton, Newham

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

 

Schools 100%Safety 65/100Transport 34/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
51
Safety
65
Schools
90
Transport
34
Environment
78
Investment
49

The bottom line

E6 5XA 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 5XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for E6 5XA

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

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How E6 5XA 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 · 2 min walk

KS2: 104.7

—

Secondary

Brampton Manor Academy

Not yet inspected · 8 min walk

P8: +0.59A8: 61.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Edith Kerrison Nursery School

Not inspected · 16 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

127.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 244.3%

+41% vs borough

Crime by type

Anti-social behaviour23%
Drug offences22%
Violence & sexual offences21%
Other20%
Vehicle crime9%
Theft3%
Burglary2%
Robbery0%

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 · 1.0km

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,864/m²
Price per ft²£545/ft²
Avg floor area104.3 m²

EPC breakdown

B
3%
C
21%
D
16%
E
3%

Based on 43 properties · Confidence: high

Street mix

Semi 54%Terraced 4%Flat 42%

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£260,750
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, 50 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

1996–2025 · CAGR

+6.8%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.5%

per year

Acceleration

-115.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

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

Property Type Mix

Total: 50 sales

Semi-detached54%
Terraced4%
Flat/maisonette42%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£92k£174k+88.6%2.6
Post-dot-com plateau2002–2004£198k£163k-17.5%3.7
Pre-crash peak2005–2007£325k£215k-33.8%2.7
GFC & correction2008–2011£325k£310k-4.6%2
Help-to-Buy recovery2013–2015£340k£176k-48.2%1.5
Brexit uncertainty2018–2019£455k£322k-29.2%1
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2023£327k£275k-15.8%1
Current market2024–2025£600k£615k+2.5%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Weakest performer

Semi-detached

-0.5% alpha

Flat/maisonette+2% α
Local
14.3%
District
12.3%
Semi-detached-0.5% α
Local
6.8%
District
7.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing4
Trend Position10

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

Royal Albert DLR StationDLR
13 min walk
Beckton DLR StationDLR
14 min walk
Beckton Park DLR StationDLR
15 min walk
Prince Regent DLR StationDLR
15 min walk
Custom House Rail StationElizabeth line
20 min walk
No bus stops within 400m

22

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

2.9 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

23

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)302
Nearest car park240m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Will Thorne Pavilion Car Park73 spaces
550m

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: 8.2 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 70%
More green space than 98% 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

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCoborn Centre for Adolescent Mental Health · 555 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

491

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox@Connaught (1.1 km)

No restaurants within 800m — nearest: Catch 22 (898 m)

Nearest supermarketKacha Bazar Extra · 1.1 km
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

0

Libraries (1km)

0

Cinemas (2km)

893m

Post office

Nearby shops

Londis - The Village Shop375 m
Lonsdale Wines680 m
Tollgate Local734 m
D.S.K.739 m

Nearby cafes

Deli-Marche575 m
Jackie's Love Kitchen697 m
The Dockside1.1 km

Nearby restaurants

Catch 22898 m
King Rooster922 m
Yi-ban1.1 km

Nearby pubs

Fox@Connaught1.1 km

Nearby gyms

Beckton Park Gym155 m
Newham Leisure Centre713 m
Royal Docks Watersports Centre1.1 km

Nearby health

Coborn Centre for Adolescent Mental Health555 m
Newham Centre for Mental Health563 m
Newham University Hospital776 m
Neonatal Unit, L1 Z2865 m
Food hygiene (5-star)46% of 11

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

49

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

32.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,112m
Crossrail 2 route9,000m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,403 nationally

1,654

Est. population

11,908/km²

57%

Employed

40%

Degree educated

£40,800

Median income

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

22%
28%
20%
20%
Under 1822%
18–3428%
35–4920%
50–6421%
65+10%

Tenure

21%
18%
49%
Own outright8%
Own (mortgage)21%
Private rent18%
Social rent49%
Shared ownership4%

Ethnicity

20%
14%
37%
19%
White British20%
White Other14%
Asian37%
Black19%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household39%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent49%
Private rent18%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
71%
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
BRAMPTON MANOR SPORTS GROUND & ADJACENT, 311, BRAMPTON MANOR SPORTS GROUND & ADJACENT, 311, ROMAN ROAD, E6 3SQ12 homes
completed
7, 7, Wintergreen Close, E6 4UQ2 homes
completed
6, Fleetwood Close, Beckton, E16 3SN2 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 5XA

Full postcodeE6 5XA
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.517489
Longitude0.045580
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