Beckton · Newham · West Ham and Beckton constituency · 51.51694, 0.05641

E6 5XG— Beckton, Newham

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 47/100Yield 5.04%

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
56
Safety
56
Schools
90
Transport
47
Environment
68
Investment
70

The bottom line

E6 5XG offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E6 5XG 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 5XG meets your needs.

Location

E6 5XG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+175.0% vs London avg

Deep-dive guides for E6 5XG

🛡️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 5XG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks

“High-connectivity investment target”

Share:WhatsAppShare on X

How E6 5XG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

North Beckton Primary School

Good · Inspected Sept 2023 · 1 min walk

KS2: 105.4

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 4 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

178.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 858.6%

+98% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour18%
Vehicle crime10%
Burglary5%
Drug offences4%
Theft3%
Robbery3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 717m

Crime is +175% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
8%
D
8%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 6%Terraced 68%Flat 27%

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£202,250
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

1995–2019 · CAGR

+6.5%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-72.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached6.1%
Terraced66.7%
Flat/maisonette27.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£124k+65.3%2.4
Post-dot-com plateau2001–2004£144k£249k+72.9%2.8
Pre-crash peak2007–2007£170k£170k+0%3
Help-to-Buy recovery2013–2016£227k£375k+65%1.5
Brexit uncertainty2019–2019£340k£340k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+0.3% α
Local
5.5%
District
5.2%
Terraced-1.4% α
Local
6.8%
District
8.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 DLR StationDLR line
5 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
6 min walk
Beckton Park DLR StationDLR
11 min walk
Cyprus DLR StationDLR
13 min walk
Royal Albert DLR StationDLR
15 min walk
Gallions Reach DLR StationDLR
17 min walk
No bus stops within 400m

40

Walkability score

194

Footpaths (500m)

0

Santander docks (800m)

3.6 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

20

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)14
Nearest car park114m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Asda Beckton· no
293m
🅿️
Beckton Retail Park
383m

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: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

15 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 685 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

409

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketKacha Bazar Extra · 372 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

277m

Post office

Nearby shops

Fruits & Vegetable Store377 m
K & R Food & Wine645 m
Lonsdale Wines666 m
Premier East Ham Local668 m

Nearby cafes

Big Mummys Kitchen664 m
Freight1.0 km
Parkside Cafe1.2 km

Nearby restaurants

McDonald's291 m
The Jumeirah Restaurant466 m
JR's655 m
King's Peri Peri659 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn293 m
Brewers Fayre396 m

Nearby gyms

West Ham United Foundation Community Hub247 m
Gymnova362 m
Docklands Equestrian Centre663 m
Beckton Park Gym777 m

Nearby pharmacies

Beckton Pharmacy279 m
Asda Beckton Pharmacy289 m
Blakeberry Pharmacy1.1 km

Nearby health

Phoenix Orthodontic Practice285 m
Beckton Dental Clinic295 m
Cygnet Hospital Beckton685 m
Food hygiene (5-star)44% of 36

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

A

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 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

28.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,526m
Crossrail 2 route9,727m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,072 nationally

1,555

Est. population

2,241/km²

68%

Employed

45%

Degree educated

£38,600

Median income

6.7%

Claimant rate

Inner cityLow densityRenters

30

Community stability

Age profile

28%
25%
29%
14%
Under 1828%
18–3425%
35–4929%
50–6414%
65+4%

Tenure

21%
43%
27%
Own outright7%
Own (mortgage)21%
Private rent43%
Social rent27%
Shared ownership3%
Rent free0%

Ethnicity

16%
31%
23%
20%
White British17%
White Other31%
Asian23%
Black20%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household42%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent27%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
13
Local approval rate
78%
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)
49
Largest scheme
700 homes · LAND SOUTH OF, LAND SOUTH OF, WINSOR TERRACE &, CYPRUS BY-PASS (NORTH & EAST OF), E16
Pipeline pressure
NONE

Named schemes (500m)

SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6160 homes
completed
SITE 3D & 3H, SITE 3D & 3H, EVELYN DENNINGTON ROAD, E6154 homes
completed
SITES A & B, LAND TO SOUTH OF, SITES A & B, LAND TO SOUTH OF, TOLLGATE ROAD, E6144 homes
completed
NURSERY SITE, NURSERY SITE, EISENHOWER DRIVE, E696 homes
completed
Alpine Court, Alpine Court, Woolwich Manor Way, Newham Way, Beckton, E16 2NJ92 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 5XG? 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 5XG.
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 5XG

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

No spam. Unsubscribe anytime.

Key facts for E6 5XG

Full postcodeE6 5XG
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.516940
Longitude0.056409
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