East Ham South · Newham · East Ham constituency · 51.52549, 0.06800

E6 6BA— East Ham South, Newham

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

 

Schools 100%Safety 61/100Transport 26/100Yield 5.04%

Best for: Most buyers

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

Liveability
48
Safety
61
Schools
95
Transport
26
Environment
70
Investment
60

The bottom line

E6 6BA offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Toggle the things that matter to you — see how E6 6BA scores on each.

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Location

E6 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-20.0% vs London avg
vs London crime+181.0% vs London avg

Deep-dive guides for E6 6BA

🛡️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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How E6 6BA 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 · 7 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 19 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

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

182.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+102% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour14%
Vehicle crime13%
Drug offences7%
Burglary3%
Robbery3%
Theft3%

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 · 805m

Crime is +181% above London average

Property

Prices, sales volume and market trends

Avg floor area70.1 m²

EPC breakdown

C
14%
D
14%

Based on 28 properties · Confidence: medium

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

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£175,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1999–2022 · CAGR

+8.3%

Total change

+531%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.2%

per year

Acceleration

+8.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£57k£57k+0%2
Post-dot-com plateau2001–2004£88k£140k+60%1
Pre-crash peak2006–2007£170k£188k+10.6%1.5
GFC & correction2010–2010£162k£162k+0%1
Help-to-Buy recovery2016–2016£240k£240k+0%3
Brexit uncertainty2017–2017£285k£285k+0%1
Rate-rise correction2022–2022£363k£363k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
8.8%
District
7.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
15.3 min walk
Barking

Nearby stations

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

25

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

4.5 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

15

Car parks (800m)

15

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Beckton Triangle Retail Park· no
346m
🅿️
Sainsbury's· no
381m
🅿️
Beckton Triangle Retail Park· no
415m
🅿️
Beckton Triangle Retail Park· no
419m
🅿️
Beckton Gateway· no
519m
🅿️
Lidl· no
527m
🅿️
Beckton Gateway Retail Park· no
581m

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: 9.8 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 — 4.5 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

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

30 min walk

62%

Recommend GP

62%

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 · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

134

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 · 997 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)

797m

Post office

Nearby shops

Express482 m
Pop-in Vicarage Superstore490 m
Apon Bazar530 m
Costcutter741 m

Nearby cafes

Costa398 m
Starbucks547 m
Big Mummys Kitchen772 m
Triple Two943 m

Nearby restaurants

Popeyes413 m
McDonald's478 m
Domino's499 m
Eat More500 m

Nearby gyms

Docklands Equestrian Centre632 m
Power League - 5 A Side Football661 m
Barking & Dagenham Canoe Club806 m
Benita Yoga886 m

Nearby health

East Ham Dental Centre960 m
Food hygiene (5-star)78% of 27

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

60

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 score12/100
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

19.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,771m
Crossrail 2 route10,232m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,420 nationally

1,856

Est. population

5,784/km²

47%

Employed

26%

Degree educated

£33,600

Median income

10.7%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

39

Community stability

Age profile

31%
22%
21%
17%
Under 1831%
18–3422%
35–4921%
50–6417%
65+9%

Tenure

18%
21%
54%
Own outright6%
Own (mortgage)18%
Private rent21%
Social rent54%
Shared ownership1%
Rent free1%

Ethnicity

22%
35%
24%
White British22%
White Other9%
Asian35%
Black24%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine27%
No car household44%
Unemployed5%
No qualifications30%

Housing tenure (Census 2021)

Social rent54%
Private rent21%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
1
Planning apps (3 years)
1
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
47, 47, Gooseley Lane, East Ham, E6 6AW1 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 6BA

Full postcodeE6 6BA
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.525486
Longitude0.067995
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