East Ham South · Newham · East Ham constituency · 51.52887, 0.06293

E6 6BN— East Ham South, Newham

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

The family fortress

 

Schools 100%Safety 81/100Transport 22/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

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

Liveability
56
Safety
81
Schools
95
Transport
22
Environment
72
Investment
49

The bottom line

E6 6BN offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E6 6BN meets your needs.

Location

E6 6BN

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 6BN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E6 6BN with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E6 6BN 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 · 3 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 22 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 · 1 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 741m

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£4,715/m²
Price per ft²£438/ft²
Avg floor area92.4 m²

EPC breakdown

C
2%
D
8%
E
2%
F
1%
G
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£231,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
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

1996–2025 · CAGR

+7.2%

Total change

+641%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

+3.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£82k+40.5%1
Post-dot-com plateau2001–2001£125k£125k+0%1
Pre-crash peak2005–2007£214k£233k+8.9%1.3
GFC & correction2008–2012£240k£225k-6.2%1
Help-to-Buy recovery2014–2014£295k£295k+0%1
Brexit uncertainty2017–2017£340k£340k+0%1
Pandemic surge2021–2021£370k£370k+0%2
Rate-rise correction2023–2023£393k£393k+0%2
Current market2025–2025£430k£430k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
3.6%
District
4%

CAGR over 20yr 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
18.9 min walk
Barking

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
17 min walk
Beckton DLR StationDLR
20 min walk
Barking Underground StationDistrict · Hammersmith & City
21 min walk
Barking Rail StationSuffragette · c2c
21 min walk
BarkingNational Rail
21 min walk
No bus stops within 400m

27

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

4.2 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

5

Car parks (800m)

12

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock4.2 km

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: 9.5 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

20 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 · 1.7 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

101

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Red Lion (531 m)

Nearest supermarketLidl · 817 m
11 tennis courts2 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)

609m

Post office

Nearby shops

Express241 m
Apon Bazar279 m
Pop-in Vicarage Superstore282 m
Mini Market Lazgarici467 m

Nearby cafes

Parkside Cafe464 m
Pop-In-Cafe548 m
Mihaur583 m
Friendly Cafe595 m

Nearby restaurants

Eat More255 m
7 Mamas499 m
Spice Hut504 m
White Horse Fisheries516 m

Nearby pubs

Red Lion531 m
The Miller's Well686 m

Nearby gyms

East Ham Leisure Centre591 m
The Gym788 m
Docklands Equestrian Centre959 m

Nearby pharmacies

Blakeberry Pharmacy513 m
Munro Pharmacy860 m

Nearby health

East Ham Dental Centre550 m
Food hygiene (5-star)40% of 60

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

28.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,845m
Crossrail 2 route9,809m

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)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
13
Local approval rate
67%
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)
190
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)

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
Land adjacent to Athelstan Court, Land adjacent to Athelstan Court, Edwin Avenue, E6 6DB4 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

Live in E6 6BN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E6 6BN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Newham with nearby boroughs:

Newham vs HackneyNewham vs Tower HamletsNewham vs Waltham ForestNewham vs Barking And Dagenham

Similar postcodes

Frequently asked questions

📍 Track E6 6BN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E6 6BN

Full postcodeE6 6BN
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.528866
Longitude0.062930
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