East Ham South · Newham · East Ham constituency · 51.52553, 0.05711

E6 6BE— East Ham South, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 29/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
81
Schools
95
Transport
29
Environment
73
Investment
50

The bottom line

E6 6BE 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 6BE

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-8.1% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E6 6BE

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

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“The family fortress”

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How E6 6BE 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 · 16 min walk

P8: +0.19A8: 50.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.7 incidents per 1,000 residents

Better than 52% of London
→ Stable

-31% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour19%
Drug offences10%
Vehicle crime7%
Theft4%
Robbery3%
Burglary3%

Road safety

90

Road safety score

10

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 241m

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,198/m²
Price per ft²£483/ft²
Avg floor area40 m²

EPC breakdown

B
1%
C
12%
D
5%
E
8%
G
1%

Based on 27 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£100,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,369
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+5.4%

Total change

+268%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+1.93

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£57k£57k+0%1
Post-dot-com plateau2001–2004£61k£118k+92%3.2
Pre-crash peak2005–2007£119k£135k+13.4%2
GFC & correction2008–2010£137k£98k-28.8%1.3
Help-to-Buy recovery2013–2016£109k£202k+85.3%2.5
Brexit uncertainty2017–2018£203k£225k+11.1%1.5
Pandemic surge2021–2021£159k£159k+0%1
Rate-rise correction2022–2023£208k£207k-0.5%1.5
Current market2025–2025£210k£210k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.7%
District
6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
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
14.8 min walk
Silvertown & City Airport

Nearby stations

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

34

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

3.8 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

13

Car parks (800m)

10

EV chargers (800m)

Nearest car park310m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Sainsbury's· no
786m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 52%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

2

Care homes (1km)

Nearest hospitalNewham Centre for Mental Health · 1.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

11

Convenience

No pubs within 400m — nearest: Red Lion (510 m)

Nearest supermarketLidl · 901 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)

56m

Post office

Nearby shops

VSJ Food & Wine61 m
Costcutter89 m
Brown Stores112 m
Shajalal Grocery121 m

Nearby cafes

Parkside Cafe242 m
Big Mummys Kitchen301 m
Central Park Cafe576 m
Mack Bear Coffe Co734 m

Nearby restaurants

Ashes52 m
White Horse Fisheries168 m
Spice Hut215 m
7 Mamas256 m

Nearby pubs

Red Lion510 m
The Miller's Well885 m

Nearby gyms

West Ham United Foundation Community Hub724 m
East Ham Leisure Centre757 m
Docklands Equestrian Centre768 m
The Gym874 m

Nearby pharmacies

Blakeberry Pharmacy183 m
Munro Pharmacy962 m

Nearby health

Smile Dental Care872 m
Central Park Surgery919 m
Aspire Medical Centre920 m
East Ham Dental Centre1.0 km
Food hygiene (5-star)43% 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

50

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 months0

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

4/100

Velocity score

Future outlook

33.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,306m
Crossrail 2 route9,497m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,820 nationally

2,137

Est. population

19,014/km²

54%

Employed

33%

Degree educated

£38,600

Median income

9.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
22%
24%
16%
Under 1829%
18–3422%
35–4924%
50–6416%
65+9%

Tenure

13%
20%
36%
30%
Own outright13%
Own (mortgage)20%
Private rent36%
Social rent30%
Shared ownership1%
Rent free1%

Ethnicity

18%
16%
37%
19%
White British18%
White Other16%
Asian37%
Black19%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine24%
No car household50%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Private rent36%
Social rent30%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
13
Local approval rate
82%
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
107 homes · Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB
Pipeline pressure
NONE

Named schemes (500m)

Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB107 homes
completed
Garages 1 To 43, Melford Road, East Ham48 homes
completed
125, 125, High Street South, East Ham, E6 6EJ23 homes
completed
East Ham Methodist Church, East Ham Methodist Church, High Street South, East Ham, E6 3PA6 homes
completed
47, White Horse Road, East Ham, E6 6DR4 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 6BE

Full postcodeE6 6BE
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.525533
Longitude0.057113
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
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