East Ham South · Newham · East Ham constituency · 51.52494, 0.06463

E6 6AH— East Ham South, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 28/100Yield 5.04%

Best for: Families

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

Liveability
54
Safety
84
Schools
95
Transport
28
Environment
69
Investment
63

The bottom line

E6 6AH 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 6AH

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-20.0% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E6 6AH

🛡️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 6AH 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 · 4 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 17 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
→ Stable

-54% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Vehicle crime16%
Anti-social behaviour13%
Burglary8%
Drug offences6%
Theft4%
Robbery1%

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 · 564m

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area73.1 m²

EPC breakdown

C
2%
D
16%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 91%Flat 6%Other 3%

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£182,750
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)
RoofPitched, no insulation (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

1997–2023 · CAGR

+7.2%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.5%

per year

Acceleration

+117.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Terraced93.5%
Flat/maisonette6.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£93k+69.1%1.2
Post-dot-com plateau2001–2004£100k£213k+113%2
Pre-crash peak2005–2007£194k£230k+18.6%3.7
Help-to-Buy recovery2016–2016£340k£340k+0%1
Brexit uncertainty2018–2018£345k£345k+0%2
Pandemic surge2020–2020£381k£381k+0%1
Rate-rise correction2022–2023£200k£339k+69.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
5.8%
District
6.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
13.8 min walk
Barking

Nearby stations

Beckton DLR StationDLR
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
23 min walk
Cyprus DLR StationDLR
23 min walk
Gallions Reach DLR StationDLR
23 min walk
Beckton Park DLR StationDLR
24 min walk
No bus stops within 400m

21

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria63 min ↑
Waterloo58 min ↑
Canary Wharf ★44 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

14

Car parks (800m)

14

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Sainsbury's· no
356m
🅿️
Beckton Triangle Retail Park· no
472m
🅿️
Beckton Triangle Retail Park· no
519m
🅿️
Beckton Triangle Retail Park· no
548m
🅿️
Lidl· no
549m
🅿️
Beckton Gateway· no
645m
🅿️
Beckton Gateway Retail Park· no
675m

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: 9.6 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

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

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

25 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 · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Red Lion (848 m)

Nearest supermarketFood Bazar · 864 m
1 tennis courts1 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)

572m

Post office

Nearby shops

Pop-in Vicarage Superstore303 m
Express311 m
Apon Bazar344 m
Costcutter503 m

Nearby cafes

Costa524 m
Big Mummys Kitchen534 m
Parkside Cafe639 m
Starbucks666 m

Nearby restaurants

Eat More324 m
The Great Wall533 m
The Candi Donut Co533 m
King's Peri Peri534 m

Nearby pubs

Red Lion848 m
Brewers Fayre1.1 km

Nearby gyms

Docklands Equestrian Centre518 m
West Ham United Foundation Community Hub819 m

Nearby pharmacies

Blakeberry Pharmacy635 m

Nearby health

East Ham Dental Centre982 m
Food hygiene (5-star)63% of 41

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

63

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

20.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,575m
Crossrail 2 route10,018m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,944 nationally

2,120

Est. population

27,172/km²

58%

Employed

32%

Degree educated

£33,600

Median income

10.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

35%
19%
26%
13%
Under 1835%
18–3419%
35–4926%
50–6413%
65+6%

Tenure

16%
28%
33%
23%
Own outright16%
Own (mortgage)28%
Private rent33%
Social rent23%
Shared ownership0%
Rent free1%

Ethnicity

13%
14%
47%
14%
White British13%
White Other14%
Asian47%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household38%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent33%
Social rent23%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
50%
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)
1
Largest scheme
107 homes · Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB
Pipeline pressure
NONE

Named schemes (500m)

77-99, 77-99, GOOSELEY LANE, E612 homes
completed
Land Vacant Garages Adjacent Brede Close, Land Vacant Garages Adjacent Brede Close, Brede Close, East Ham, E610 homes
completed
Land rear of, 21-47, Land rear of, 21-47, Gooseley Lane, E6 6AP6 homes
completed
Land rear of 21-47, Land rear of 21-47, Gooseley Lane, E6 6AP6 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 6AH

Full postcodeE6 6AH
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.524943
Longitude0.064626
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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