East Ham South · Newham · East Ham constituency · 51.52503, 0.06678

E6 6AX— East Ham South, Newham

Location and area intelligence for E6 6AX, 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
56
Safety
84
Schools
95
Transport
28
Environment
70
Investment
63

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

E6 6AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E6 6AX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E6 6AX 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 · 6 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 5 min walk

3 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

93

Road safety score

7

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 710m

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area79 m²

EPC breakdown

C
14%
D
12%
E
6%

Based on 32 properties · Confidence: high

Street mix

Semi 13%Terraced 88%

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£197,500
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, filled cavity
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

1998–2019 · CAGR

+8.8%

Total change

+483%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.3%

per year

Acceleration

+37.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£66k£66k+0%1
Post-dot-com plateau2003–2003£168k£168k+0%1
Pre-crash peak2005–2006£140k£200k+42.9%1
GFC & correction2012–2012£213k£213k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%2
Brexit uncertainty2019–2019£385k£385k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
14.4 min walk
Barking

Nearby stations

Beckton DLR StationDLR
16 min walk
Gallions Reach DLR StationDLR
23 min walk
Cyprus DLR StationDLR
23 min walk
Barking Underground StationDistrict · Hammersmith & City
23 min walk
Barking Rail StationSuffragette · c2c
24 min walk
No bus stops within 400m

25

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

4.4 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)

15

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Sainsbury's· no
325m
🅿️
Beckton Triangle Retail Park· no
358m
🅿️
Beckton Triangle Retail Park· no
420m
🅿️
Beckton Triangle Retail Park· no
433m
🅿️
Lidl· no
495m
🅿️
Beckton Gateway· no
535m
🅿️
Beckton Gateway Retail Park· no
582m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 1.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketFood Bazar · 917 m
8 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)

717m

Post office

Nearby shops

Express425 m
Pop-in Vicarage Superstore427 m
Apon Bazar468 m
Costcutter653 m

Nearby cafes

Costa412 m
Starbucks560 m
Big Mummys Kitchen675 m
Parkside Cafe770 m

Nearby restaurants

Popeyes439 m
Eat More442 m
McDonald's494 m
Domino's498 m

Nearby gyms

Docklands Equestrian Centre555 m
Power League - 5 A Side Football744 m
Barking & Dagenham Canoe Club902 m
West Ham United Foundation Community Hub924 m

Nearby pharmacies

Blakeberry Pharmacy773 m

Nearby health

East Ham Dental Centre989 m
Food hygiene (5-star)73% of 33

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 score14/100
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

27

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,678m
Crossrail 2 route10,161m

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
Planning apps (12 months)
3
Planning apps (3 years)
2
Local approval rate
100%
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
12 homes · 77-99, 77-99, GOOSELEY LANE, E6
Pipeline pressure
NONE

Named schemes (500m)

77-99, 77-99, GOOSELEY LANE, E612 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
Land adjacent to Athelstan Court, Land adjacent to Athelstan Court, Edwin Avenue, E6 6DB4 homes
completed
24, 24, Wosley Road, East Ham, E6 6HF2 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 6AX

Full postcodeE6 6AX
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.525031
Longitude0.066778
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