Beckton · Newham · West Ham and Beckton constituency · 51.50946, 0.06806

E6 6FT— Beckton, Newham

Location and area intelligence for E6 6FT, Beckton, Newham

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 55/100Yield 5.04%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
71
Schools
95
Transport
55
Environment
68
Investment
68

The bottom line

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

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Location

E6 6FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for E6 6FT

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

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“High-connectivity investment target”

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How E6 6FT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gallions Primary School

Outstanding · Inspected Oct 2023 · 5 min walk

KS2: 105.2

★★

Secondary

London Design and Engineering UTC

Good · Inspected Mar 2022 · 3 min walk

P8: -0.34A8: 43.9

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 360.5%

-4% vs borough

Crime by type

Violence & sexual offences23%
Other22%
Anti-social behaviour13%
Drug offences12%
Vehicle crime10%
Theft8%
Burglary7%
Robbery5%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

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 · 1.7km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area72.8 m²

EPC breakdown

C
8%
D
2%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 16%Terraced 41%Detached 31%Flat 13%

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£182,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,760
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+8.6%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.2%

per year

Acceleration

+36.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Detached31.3%
Semi-detached15.6%
Terraced40.6%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£87k+32.2%3
Post-dot-com plateau2001–2004£151k£225k+48.8%1.3
Pre-crash peak2005–2006£190k£225k+18.3%2.5
GFC & correction2008–2008£280k£280k+0%2
Help-to-Buy recovery2014–2016£306k£400k+30.9%1.5
Brexit uncertainty2018–2018£388k£388k+0%2
Pandemic surge2020–2020£516k£516k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Terraced-2.2% α
Local
12.4%
District
14.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Gallions Reach DLR StationDLR line
3 min walk
North Woolwich

Nearby stations

Gallions Reach DLR StationDLR
3 min walk
Cyprus DLR StationDLR
4 min walk
Beckton DLR StationDLR
9 min walk
King George V DLR StationDLR
11 min walk
Beckton Park DLR StationDLR
11 min walk
No bus stops within 400m

45

Walkability score

188

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf ★26 min
City41 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

10

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)55
Nearest car park33m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Sportsdock at UEL
226m
🅿️
AVA Parking25 spaces
369m

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: 9.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 22%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 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

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

17 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 517 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: University Gallery (317 m)

Nearest supermarketCo-op Food · 310 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Campus shop293 m
Welcome Newham340 m
Dennis Beckton LTD343 m
Eastender Supermarket403 m

Nearby cafes

Starbucks298 m
Costa395 m
The Well Bean Co.596 m
Roz Cafe1.0 km

Nearby restaurants

Sad Meli Georgian Gastronomy & Raw Wines322 m
Creme & Crumble327 m
Beckton Fish Bar343 m
The Edge344 m

Nearby pubs

University Gallery317 m
Galyons Royal Docks465 m
Tereza Joanne699 m
Brewers Fayre773 m

Nearby gyms

Sportsdock at UEL210 m
Outdoor Sport Centre289 m
Aqua East294 m
Pilates Vibes313 m

Nearby pharmacies

Day Lewis Pharmacy980 m

Nearby health

Cygnet Hospital Beckton517 m
Beckton Dental Clinic880 m
North Woolwich Dental Clinic1.1 km
Food hygiene (5-star)63% of 27

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

68

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 score15/100
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

42.7

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,506m
Crossrail 2 route10,780m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,919 nationally

2,012

Est. population

9,432/km²

50%

Employed

33%

Degree educated

£38,600

Median income

6.3%

Claimant rate

Inner cityHigh densityMixed

35

Community stability

Age profile

24%
33%
22%
Under 1824%
18–3433%
35–4922%
50–6413%
65+9%

Tenure

20%
32%
37%
Own outright9%
Own (mortgage)20%
Private rent33%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

28%
24%
25%
15%
White British28%
White Other24%
Asian25%
Black15%
Mixed4%
Other5%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine18%
No car household39%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Social rent37%
Private rent33%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
16
Planning apps (3 years)
5
Local approval rate
94%
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)
267
Largest scheme
709 homes · GALLIONS POINT SITE, GALLIONS POINT SITE, WOOLWICH MANOR WAY, E16
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, FERNDALE STREET, WOOLWICH MANOR WAY, E6134 homes
completed
SITE N, WINSOR PARK, SOUTH OF, SITE N, WINSOR PARK, SOUTH OF, COVELEES WALL, E635 homes
completed
LAND ON THE EAST SIDE OF, LAND ON THE EAST SIDE OF, FERNDALE STREET, E621 homes
completed
40, 40, Cyprus Place, Beckton, E6 5NW9 homes
completed
67, Cyprus Place, Beckton, E6 5NP3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.6%
Election year
2022
MP
James Asser (Labour)
MP majority
9,254
Constituency
West Ham and Beckton

Councillors

James Edward AsserLabour
Rohima RahmanLabour
Tonii WilsonLabour

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Key facts for E6 6FT

Full postcodeE6 6FT
Postcode districtE6
BoroughLondon Borough of Newham
WardBeckton
Latitude51.509459
Longitude0.068062
Parliamentary constituencyWest Ham and Beckton
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