East Ham South · Newham · East Ham constituency · 51.52640, 0.05962

E6 6AB— East Ham South, Newham

Location and area intelligence for E6 6AB, East Ham South, Newham

The family fortress

 

Schools 100%Safety 81/100Transport 28/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
81
Schools
95
Transport
28
Environment
70
Investment
49

The bottom line

E6 6AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E6 6AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E6 6AB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E6 6AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Vicarage Primary School

Outstanding · Inspected Jun 2023 · 1 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 18 min walk

P8: +0.19A8: 50.3

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.8 incidents per 1,000 residents

Better than 53% of London
→ Stable

-32% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour12%
Vehicle crime9%
Theft8%
Drug offences5%
Robbery4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 386m

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,786/m²
Price per ft²£352/ft²
Avg floor area77 m²

EPC breakdown

C
11%
D
13%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 5%Terraced 27%Flat 64%Other 5%

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£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+3%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.2%

per year

Acceleration

+123.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced29.4%
Flat/maisonette64.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£130k£130k+0%1
Post-dot-com plateau2003–2004£80k£235k+194.7%2
Pre-crash peak2006–2006£90k£90k+0%1
GFC & correction2008–2011£125k£145k+16.2%1.3
Help-to-Buy recovery2013–2015£81k£390k+381.5%1
Brexit uncertainty2017–2019£270k£370k+37%1
Pandemic surge2021–2021£165k£165k+0%1
Current market2025–2025£278k£278k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
5.8%
District
3.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Beckton DLR StationDLR line
15.6 min walk
Barking

Nearby stations

Beckton DLR StationDLR
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 min walk
Upton Park Underground StationDistrict · Hammersmith & City
25 min walk
Beckton Park DLR StationDLR
25 min walk
Cyprus DLR StationDLR
25 min walk
No bus stops within 400m

29

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria61 min ↑
Waterloo55 min ↑
Canary Wharf ★40 min
City48 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

6

Car parks (800m)

12

EV chargers (800m)

Nearest car park112m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Sainsbury's· no
701m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 61%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

E12 MEDICAL CENTRE

243 HIGH STREET NORTH, MANOR PARK, E12 6SJ

22 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

10

Convenience

No pubs within 400m — nearest: Red Lion (493 m)

Nearest supermarketLidl · 877 m
4 tennis courts3 sports halls

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)

222m

Post office

Nearby shops

Apon Bazar85 m
Pop-in Vicarage Superstore109 m
Express139 m
VSJ Food & Wine221 m

Nearby cafes

Parkside Cafe257 m
Big Mummys Kitchen416 m
Central Park Cafe634 m
Mack Bear Coffe Co693 m

Nearby restaurants

Eat More118 m
Ashes222 m
White Horse Fisheries247 m
Spice Hut268 m

Nearby pubs

Red Lion493 m
The Miller's Well819 m

Nearby gyms

East Ham Leisure Centre695 m
Docklands Equestrian Centre753 m
West Ham United Foundation Community Hub831 m
The Gym848 m

Nearby pharmacies

Blakeberry Pharmacy253 m
Munro Pharmacy935 m

Nearby health

East Ham Dental Centre876 m
Smile Dental Care898 m
Food hygiene (5-star)46% of 68

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

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,487m
Crossrail 2 route9,643m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,145 nationally

2,234

Est. population

23,216/km²

52%

Employed

31%

Degree educated

£36,500

Median income

11.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

33%
23%
21%
16%
Under 1833%
18–3423%
35–4922%
50–6416%
65+7%

Tenure

13%
20%
25%
40%
Own outright13%
Own (mortgage)20%
Private rent25%
Social rent40%
Shared ownership1%
Rent free1%

Ethnicity

45%
28%
White British11%
White Other8%
Asian45%
Black28%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine24%
No car household42%
Unemployed9%
No qualifications22%

Housing tenure (Census 2021)

Social rent40%
Private rent25%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
14
Local approval rate
79%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
238
Largest scheme
185 homes · Town Hall Annexe And Brian Didsbury Centre, 330-354, Town Hall Annexe And Brian Didsbury Centre, 330-354, Barking Road, East Ham, E6 2RT
Pipeline pressure
NONE

Named schemes (500m)

Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB107 homes
completed
125, 125, High Street South, East Ham, E6 6EJ23 homes
completed
Land Vacant Garages Adjacent Brede Close, Land Vacant Garages Adjacent Brede Close, Brede Close, East Ham, E610 homes
completed
East Ham Methodist Church, East Ham Methodist Church, High Street South, East Ham, E6 3PA6 homes
completed
33, 33, Vicarage Lane, East Ham, E6 1DQ5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.9%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Musawwar AlamLabour
Susan MastersLabour
Lakmini ShahLabour

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Key facts for E6 6AB

Full postcodeE6 6AB
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.526398
Longitude0.059617
Parliamentary constituencyEast Ham
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