East Ham · Newham · East Ham constituency · 51.53147, 0.05574

E6 6EN— East Ham, Newham

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

The family fortress

 

Schools 100%Safety 78/100Transport 43/100Yield 5.04%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
63
Safety
78
Schools
90
Transport
43
Environment
68
Investment
74

The bottom line

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

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E6 6EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for E6 6EN

🛡️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 6EN 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 · 2 min walk

★★

Secondary

Plashet, City of London Academy

Good · Inspected Nov 2022 · 12 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 8 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.4 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences25%
Other18%
Anti-social behaviour14%
Vehicle crime11%
Drug offences10%
Robbery10%
Theft8%
Burglary5%

Road safety

97

Road safety score

3

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Ham Fire Station · 905m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

C
6%
D
23%
E
2%
G
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 43%Flat 43%Other 14%

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£139,500
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
WallsSolid brick, as built, no insulation (assumed)
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

1998–2010 · CAGR

+9%

Total change

+183%

Market Activity

Price Velocity & Acceleration

Current Velocity

+196.9%

per year

Acceleration

+163.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 5 sales

Property Type Mix

Total: 5 sales

Terraced60%
Flat/maisonette40%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£84k£60k-28.6%1
Post-dot-com plateau2004–2004£80k£80k+0%1
GFC & correction2010–2010£238k£238k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
10.9 min walk
Woodgrange Park

Nearby stations

East Ham Underground StationDistrict · Hammersmith & City
11 min walk
Upton Park Underground StationDistrict · Hammersmith & City
19 min walk
Beckton DLR StationDLR
24 min walk
Barking Rail Stationc2c · Suffragette
25 min walk
Barking Underground StationDistrict · Hammersmith & City
25 min walk
No bus stops within 400m

62

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

3.8 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)

1

EV chargers (800m)

Nearest car park214m
Santander docks (800m)0
Nearest cycle dock3.8 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 58%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

14 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNeonatal Unit, L1 Z2 · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

48

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

12

Convenience

Nearest supermarketLidl · 255 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

342m

Post office

Nearby shops

Bavish Food & Wine1 m
European Food & Wine44 m
Barking Food & Wine209 m
Cost Saver216 m

Nearby cafes

Mack Bear Coffe Co68 m
Steam & Bean209 m
Coffee Express259 m
Milamei Spot309 m

Nearby restaurants

East Ham Grill Chicken5 m
Gah Shing24 m
Kuramoh Lounge203 m
KO Kebabish Original206 m

Nearby pubs

Red Lion165 m
The Miller's Well227 m
The Overdraft Tavern934 m

Nearby gyms

East Ham Leisure Centre107 m
The Gym225 m
The Gym Group734 m

Nearby pharmacies

Blakeberry Pharmacy12 m
Munro Pharmacy310 m
Boots510 m
Superdrug521 m

Nearby health

Smile Dental Care352 m
Central Park Surgery402 m
Aspire Medical Centre408 m
East Ham Dental Centre633 m
Food hygiene (5-star)35% of 194

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

74

Investment score

Strong

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition524

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+9.5%

Rent growth (1yr)

Market liquidity

Future outlook

40.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,794m
Crossrail 2 route9,264m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,470 nationally

1,880

Est. population

30,000/km²

52%

Employed

35%

Degree educated

£39,300

Median income

8.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

30%
24%
24%
13%
Under 1830%
18–3424%
35–4924%
50–6413%
65+10%

Tenure

28%
22%
34%
16%
Own outright28%
Own (mortgage)22%
Private rent34%
Social rent16%
Shared ownership0%

Ethnicity

67%
White British8%
White Other9%
Asian67%
Black10%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine21%
No car household40%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
31
Local approval rate
77%
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)
644
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
Car Park East Side, Car Park East Side, Ron Leighton Way, East Ham, E6 1NN98 homes
completed
Corner of, Corner of, Nelson Street, Melbourne Road, East Ham, E6 2SX43 homes
completed
2A, 2A, Kempton Road, East Ham, E6 2LD37 homes
completed
HARDY AND NAPOLEON HOUSES AT, HARDY AND NAPOLEON HOUSES AT, NELSON STREET, WELLINGTON ROAD, E6 2SB25 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 6EN

Full postcodeE6 6EN
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham
Latitude51.531475
Longitude0.055738
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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