Beckton · Newham · West Ham and Beckton constituency · 51.51642, 0.05840

E6 5XR— Beckton, Newham

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 49/100Yield 5.04%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
66
Schools
90
Transport
49
Environment
73
Investment
61

The bottom line

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

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Location

E6 5XR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for E6 5XR

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

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

“High-connectivity investment target”

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How E6 5XR 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 · 2 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

116.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 460.0%

+28% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour20%
Vehicle crime13%
Robbery9%
Theft6%
Drug offences3%
Burglary1%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 781m

Crime is +79% above London average

Property

Prices, sales volume and market trends

Avg floor area60.9 m²

EPC breakdown

C
39%
D
56%
E
8%

Based on 103 properties · Confidence: high

Street mix

Semi 3%Terraced 15%Flat 82%

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£152,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
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

1996–2022 · CAGR

+4.5%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

+61.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced17.2%
Flat/maisonette79.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£81k£60k-26.5%1.3
Post-dot-com plateau2001–2004£121k£145k+20.3%2.8
Pre-crash peak2005–2007£120k£157k+30.4%1.7
GFC & correction2008–2011£180k£115k-35.9%1.5
Help-to-Buy recovery2014–2016£182k£415k+128%1
Brexit uncertainty2018–2018£221k£221k+0%2
Rate-rise correction2022–2022£254k£254k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
6.8%
District
7.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

35out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position100

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
3.3 min walk
North Woolwich

Nearby stations

Beckton DLR StationDLR
4 min walk
Beckton Park DLR StationDLR
11 min walk
Cyprus DLR StationDLR
12 min walk
Gallions Reach DLR StationDLR
15 min walk
Royal Albert DLR StationDLR
16 min walk
No bus stops within 400m

44

Walkability score

222

Footpaths (500m)

0

Santander docks (800m)

3.7 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 park55m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Asda Beckton· no
203m
🅿️
Beckton Retail Park
247m

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: 9.1 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% 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

16 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 537 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

247

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketKacha Bazar Extra · 241 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

216m

Post office

Nearby shops

Fruits & Vegetable Store250 m
K & R Food & Wine696 m
Premier East Ham Local722 m
Eastender Supermarket750 m

Nearby cafes

Big Mummys Kitchen717 m
Freight1.0 km
Costa1.1 km

Nearby restaurants

McDonald's209 m
The Jumeirah Restaurant344 m
JR's708 m
King's Peri Peri712 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn246 m
Brewers Fayre253 m
University Gallery1.0 km

Nearby gyms

West Ham United Foundation Community Hub297 m
Gymnova344 m
Docklands Equestrian Centre595 m

Nearby pharmacies

Beckton Pharmacy218 m
Asda Beckton Pharmacy218 m
Blakeberry Pharmacy1.2 km

Nearby health

Beckton Dental Clinic200 m
Phoenix Orthodontic Practice229 m
Cygnet Hospital Beckton537 m
Food hygiene (5-star)47% of 45

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

61

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,573m
Crossrail 2 route9,877m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,781 nationally

1,206

Est. population

5,144/km²

46%

Employed

30%

Degree educated

£38,600

Median income

9.9%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

38

Community stability

Age profile

24%
24%
18%
21%
13%
Under 1824%
18–3424%
35–4918%
50–6421%
65+13%

Tenure

83%
Own outright3%
Own (mortgage)4%
Private rent9%
Social rent83%
Shared ownership1%

Ethnicity

23%
29%
30%
White British23%
White Other8%
Asian29%
Black30%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine26%
No car household47%
Unemployed8%
No qualifications27%

Housing tenure (Census 2021)

Social rent83%
Private rent9%

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)
12
Planning apps (3 years)
9
Local approval rate
92%
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)

Alpine Court, Alpine Court, Woolwich Manor Way, Newham Way, Beckton, E16 2NJ92 homes
completed
SOUTH OF BECKTON CORRIDOR AND WEST OF, SOUTH OF BECKTON CORRIDOR AND WEST OF, WOOLWICH MANOR WAY, E651 homes
completed
SITE 3C, SITE 3C, TOLLGATE ROAD, E642 homes
completed
SITE 3G, SITE 3G, TOLLGATE ROAD, HARRIER WAY, HOLLYWELL CRESCENT, E628 homes
completed
25, 25, Pearl Close, Beckton, E6 5QY8 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 5XR

Full postcodeE6 5XR
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.516419
Longitude0.058403
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