Beckton · Newham · West Ham and Beckton constituency · 51.51877, 0.05579

E6 5YP— Beckton, Newham

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

The family fortress

 

Schools 100%Safety 80/100Transport 40/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

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

Liveability
61
Safety
80
Schools
90
Transport
40
Environment
67
Investment
58

The bottom line

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

Less suited to Car-free commuters.

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Location

E6 5YP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E6 5YP

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

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Postcode Personality

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“The family fortress”

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How E6 5YP 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 · 7 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

Oliver Thomas Nursery School

Outstanding · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.3 incidents per 1,000 residents

Better than 77% of London
↑ Rising 346.2%

from a low base — still below London average

-64% vs borough

Crime by type

Other22%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime19%
Theft7%
Drug offences5%
Burglary3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 518m

Crime is 50% below 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£5,350/m²
Price per ft²£497/ft²
Avg floor area48 m²

EPC breakdown

B
1%
C
33%
D
17%
E
2%

Based on 53 properties · Confidence: high

Street mix

Flat 100%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£120,000
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, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.3%

Total change

+401%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.5%

per year

Acceleration

+55.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£76k+41.1%3.5
Post-dot-com plateau2001–2004£80k£128k+60%4.2
Pre-crash peak2005–2007£139k£154k+10.2%4
GFC & correction2008–2011£150k£109k-27.7%1
Help-to-Buy recovery2013–2016£122k£251k+105.7%2
Brexit uncertainty2018–2018£308k£308k+0%2
Rate-rise correction2022–2023£252k£246k-2.2%2.5
Current market2024–2026£235k£270k+14.9%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.3%
District
5.2%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Beckton DLR StationDLR line
7.1 min walk
Silvertown & City Airport

Nearby stations

Beckton DLR StationDLR
8 min walk
Beckton Park DLR StationDLR
14 min walk
Cyprus DLR StationDLR
16 min walk
Royal Albert DLR StationDLR
17 min walk
Gallions Reach DLR StationDLR
19 min walk
No bus stops within 400m

33

Walkability score

144

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

19

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)14
Nearest car park12m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Beckton Retail Park
482m
🅿️
Asda Beckton· no
496m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 31%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

17 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 844 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

391

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Berneliu Uzeiga - Shepherds Inn (501 m)

Nearest supermarketKacha Bazar Extra · 463 m
3 tennis courts2 sports halls

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)

485m

Post office

Nearby shops

K & R Food & Wine456 m
Fruits & Vegetable Store458 m
Lonsdale Wines471 m
Premier East Ham Local478 m

Nearby cafes

Big Mummys Kitchen474 m
Parkside Cafe992 m

Nearby restaurants

JR's466 m
King's Peri Peri469 m
The Great Wall486 m
The Candi Donut Co496 m

Nearby pubs

Berneliu Uzeiga - Shepherds Inn501 m
Brewers Fayre568 m

Nearby gyms

West Ham United Foundation Community Hub128 m
Gymnova565 m
Docklands Equestrian Centre615 m
Beckton Park Gym703 m

Nearby pharmacies

Beckton Pharmacy487 m
Asda Beckton Pharmacy496 m
Blakeberry Pharmacy923 m

Nearby health

Phoenix Orthodontic Practice493 m
Beckton Dental Clinic498 m
Cygnet Hospital Beckton844 m
Food hygiene (5-star)34% of 44

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

58

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,655m
Crossrail 2 route9,619m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,867 nationally

1,798

Est. population

30,000/km²

66%

Employed

41%

Degree educated

£40,800

Median income

6.3%

Claimant rate

SuburbanVery high densityRenters

30

Community stability

Age profile

27%
26%
27%
15%
Under 1827%
18–3426%
35–4927%
50–6415%
65+6%

Tenure

24%
49%
13%
Own outright11%
Own (mortgage)24%
Private rent49%
Social rent13%
Shared ownership3%

Ethnicity

18%
38%
23%
White British18%
White Other38%
Asian24%
Black11%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine22%
No car household37%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent49%
Social rent13%

vs. London

Income vs London-2.9%

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)
55
Largest scheme
160 homes · SITE 3A NORTH BECKTON, SITE 3A NORTH BECKTON, TOLLGATE ROAD, E6
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

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Key facts for E6 5YP

Full postcodeE6 5YP
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.518767
Longitude0.055785
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