East Ham South · Newham · East Ham constituency · 51.52787, 0.06480

E6 6BZ— East Ham South, Newham

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

 

Schools 100%Safety 61/100Transport 24/100Yield 5.04%

Best for: Most buyers

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

Liveability
49
Safety
61
Schools
95
Transport
24
Environment
70
Investment
60

The bottom line

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

Less suited to Families.

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Location

E6 6BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment 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 6BZ

🛡️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 6BZ 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 · 21 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 · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 743m

Crime is +181% above London average

Property

Prices, sales volume and market trends

Avg floor area76.7 m²

EPC breakdown

C
19%
D
11%
E
5%

Based on 35 properties · Confidence: high

Street mix

Terraced 47%Flat 53%

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£191,750
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

2000–2018 · CAGR

+6.8%

Total change

+228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.9%

per year

Acceleration

-18.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£125k£125k+0%3
Post-dot-com plateau2001–2004£60k£163k+171.7%1.3
Pre-crash peak2005–2006£118k£115k-2.1%2.5
GFC & correction2010–2010£233k£233k+0%1
Help-to-Buy recovery2014–2016£300k£380k+26.7%1
Brexit uncertainty2018–2018£410k£410k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.7%
District
6.7%

CAGR over 2yr 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
17.7 min walk
Barking

Nearby stations

Beckton DLR StationDLR
19 min walk
East Ham Underground StationDistrict · Hammersmith & City
19 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

16

Walkability score

50

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

11

Car parks (800m)

12

EV chargers (800m)

Nearest car park284m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Sainsbury's· no
658m
🅿️
Beckton Triangle Retail Park· no
689m
🅿️
Beckton Triangle Retail Park· no
758m
🅿️
Beckton Triangle Retail Park· no
760m

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 AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

22 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 · 1.6 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

128

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Red Lion (688 m)

Nearest supermarketFood Bazar · 1.2 km
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)

768m

Post office

Nearby shops

Express257 m
Pop-in Vicarage Superstore290 m
Apon Bazar312 m
Mini Market Lazgarici575 m

Nearby cafes

Parkside Cafe575 m
Pop-In-Cafe689 m
Mihaur729 m
Costa742 m

Nearby restaurants

Eat More278 m
Spice Hut608 m
White Horse Fisheries608 m
7 Mamas613 m

Nearby pubs

Red Lion688 m
The Miller's Well855 m

Nearby gyms

East Ham Leisure Centre762 m
Docklands Equestrian Centre844 m

Nearby pharmacies

Blakeberry Pharmacy609 m

Nearby health

East Ham Dental Centre657 m
Food hygiene (5-star)43% of 37

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

13.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,836m
Crossrail 2 route9,958m

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
Listed buildings (800m)
1
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
60%
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 6BZ

Full postcodeE6 6BZ
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.527871
Longitude0.064802
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