East Ham · Newham · East Ham constituency · 51.53022, 0.05797

E6 6EE— East Ham, Newham

Location and area intelligence for E6 6EE, East Ham, Newham

The family fortress

 

Schools 100%Safety 76/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
76
Schools
90
Transport
40
Environment
69
Investment
59

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E6 6EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-13.1% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for E6 6EE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E6 6EE has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Michael's Catholic Primary School

Not yet inspected · 1 min walk

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 15 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.8 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Anti-social behaviour18%
Drug offences9%
Vehicle crime9%
Theft8%
Robbery4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 766m

Crime is +44% above 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£6,056/m²
Price per ft²£563/ft²
Avg floor area66.6 m²

EPC breakdown

C
1%
D
7%
E
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 50%Flat 50%

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£166,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,564
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+115.9%

per year

Acceleration

+174.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Terraced47.4%
Flat/maisonette52.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£67k-1.5%1.7
Post-dot-com plateau2001–2003£109k£120k+10.1%1.5
Pre-crash peak2005–2007£176k£250k+42%1.3
GFC & correction2010–2010£99k£99k+0%1
Help-to-Buy recovery2016–2016£175k£175k+0%1
Pandemic surge2020–2020£410k£410k+0%1
Rate-rise correction2023–2023£170k£170k+0%3
Current market2025–2025£367k£367k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
4.1%
District
6.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
East Ham Underground StationHammersmith & City line
13.1 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
13 min walk
Upton Park Underground StationDistrict · Hammersmith & City
21 min walk
Beckton DLR StationDLR
22 min walk
Barking Underground StationDistrict · Hammersmith & City
24 min walk
Barking Rail StationSuffragette · c2c
24 min walk
No bus stops within 400m

50

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo53 min ↑
Canary Wharf ★40 min
City40 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park281m
Santander docks (800m)0
Nearest cycle dock3.9 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: 9.2 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 52%
More green space than 86% 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

16 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

43

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

11

Convenience

Nearest supermarketLidl · 461 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,013 licensed premises in borough429 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

401m

Post office

Nearby shops

European Food & Wine202 m
Bavish Food & Wine208 m
Mini Market Lazgarici312 m
Dana Favorit313 m

Nearby cafes

Mack Bear Coffe Co271 m
Parkside Cafe301 m
Steam & Bean403 m
Central Park Cafe409 m

Nearby restaurants

East Ham Grill Chicken204 m
Gah Shing231 m
7 Mamas311 m
Spice Hut345 m

Nearby pubs

Red Lion174 m
The Miller's Well378 m

Nearby gyms

East Ham Leisure Centre257 m
The Gym431 m
The Gym Group932 m

Nearby pharmacies

Blakeberry Pharmacy220 m
Munro Pharmacy512 m
Boots705 m
Superdrug720 m

Nearby health

Smile Dental Care547 m
East Ham Dental Centre579 m
Central Park Surgery599 m
Aspire Medical Centre604 m
Food hygiene (5-star)35% of 166

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

59

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524
Sales last 12 months0

Rental market

High

Demand

Low

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

47.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,765m
Crossrail 2 route9,442m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,375 nationally

2,464

Est. population

17,969/km²

55%

Employed

37%

Degree educated

£36,500

Median income

8.1%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

27%
22%
25%
16%
Under 1827%
18–3422%
35–4925%
50–6416%
65+10%

Tenure

14%
19%
40%
26%
Own outright14%
Own (mortgage)19%
Private rent40%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

25%
47%
White British11%
White Other25%
Asian47%
Black11%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine21%
No car household50%
Unemployed9%
No qualifications23%

Housing tenure (Census 2021)

Private rent40%
Social rent26%

vs. London

Income vs London-13.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
25
Local approval rate
68%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
567
Largest scheme
277 homes · The Shopping Hall, The Shopping Hall, Myrtle Road, East Ham, E6 1HY
Pipeline pressure
NONE

Named schemes (500m)

Town Hall Annexe And Brian Didsbury Centre, 330-354, Town Hall Annexe And Brian Didsbury Centre, 330-354, Barking Road, East Ham, E6 2RT185 homes
completed
Corner of, Corner of, Nelson Street, Melbourne Road, East Ham, E6 2SX43 homes
completed
HARDY AND NAPOLEON HOUSES AT, HARDY AND NAPOLEON HOUSES AT, NELSON STREET, WELLINGTON ROAD, E6 2SB25 homes
completed
125, 125, High Street South, East Ham, E6 6EJ23 homes
completed
451 - 453, 451 - 453, Barking Road, East Ham, E6 2JY14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.3%
Election year
2022
MP
Sir Stephen Timms (Labour)
MP majority
12,863
Constituency
East Ham

Councillors

Imam HaqueLabour
Femi FalolaLabour
Shantu FerdousLabour

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Key facts for E6 6EE

Full postcodeE6 6EE
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.530221
Longitude0.057973
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