East Ham South · Newham · East Ham constituency · 51.52547, 0.06185

E6 6HA— East Ham South, Newham

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

The family fortress

 

Schools 100%Safety 84/100Transport 28/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

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

Liveability
58
Safety
84
Schools
95
Transport
28
Environment
73
Investment
50

The bottom line

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

Less suited to Car-free commuters.

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Location

E6 6HA

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-20.0% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E6 6HA

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

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“The family fortress”

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How E6 6HA 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 · 2 min walk

KS2: 111.5

★★

Secondary

Kingsford Community School

Good · Inspected Oct 2022 · 17 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.0 incidents per 1,000 residents

Better than 69% of London
→ Stable

-54% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Vehicle crime16%
Anti-social behaviour13%
Burglary8%
Drug offences6%
Theft4%
Robbery1%

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 · 415m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,865/m²
Price per ft²£452/ft²
Avg floor area82.9 m²

EPC breakdown

C
7%
D
26%
E
2%
F
2%

Based on 37 properties · Confidence: high

Street mix

Terraced 95%Flat 5%

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£207,250
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+6.8%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-12.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 53 sales

Property Type Mix

Total: 53 sales

Terraced94.3%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£88k+70.4%2.4
Post-dot-com plateau2001–2004£105k£210k+100%2.8
Pre-crash peak2005–2007£200k£246k+23%3.7
GFC & correction2008–2012£245k£218k-11%1.8
Help-to-Buy recovery2013–2016£212k£253k+19.1%1.5
Brexit uncertainty2018–2018£365k£365k+0%2
Rate-rise correction2022–2022£265k£265k+0%1
Current market2024–2026£360k£395k+9.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.9%
District
8.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
14.3 min walk
Barking

Nearby stations

Beckton DLR StationDLR
15 min walk
East Ham Underground StationDistrict · Hammersmith & City
21 min walk
Cyprus DLR StationDLR
24 min walk
Beckton Park DLR StationDLR
24 min walk
Gallions Reach DLR StationDLR
24 min walk
No bus stops within 400m

24

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

4.1 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

10

Car parks (800m)

14

EV chargers (800m)

Nearest car park155m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Sainsbury's· no
517m
🅿️
Beckton Triangle Retail Park· no
669m
🅿️
Beckton Triangle Retail Park· no
710m
🅿️
Lidl· no
714m
🅿️
Beckton Triangle Retail Park· no
744m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 9.4 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

24 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 · 1.3 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

96

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Red Lion (670 m)

Nearest supermarketFood Bazar · 901 m
4 tennis courts3 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)

372m

Post office

Nearby shops

Pop-in Vicarage Superstore134 m
Express163 m
Apon Bazar170 m
Costcutter320 m

Nearby cafes

Big Mummys Kitchen409 m
Parkside Cafe444 m
Costa720 m
Central Park Cafe820 m

Nearby restaurants

Eat More164 m
Ashes371 m
The Candi Donut Co399 m
The Great Wall403 m

Nearby pubs

Red Lion670 m
The Miller's Well969 m
Brewers Fayre1.2 km

Nearby gyms

Docklands Equestrian Centre601 m
West Ham United Foundation Community Hub775 m
East Ham Leisure Centre850 m

Nearby pharmacies

Blakeberry Pharmacy435 m

Nearby health

East Ham Dental Centre935 m
Food hygiene (5-star)45% of 56

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

50

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

35.5

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,500m
Crossrail 2 route9,818m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,944 nationally

2,120

Est. population

27,172/km²

58%

Employed

32%

Degree educated

£33,600

Median income

10.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

35%
19%
26%
13%
Under 1835%
18–3419%
35–4926%
50–6413%
65+6%

Tenure

16%
28%
33%
23%
Own outright16%
Own (mortgage)28%
Private rent33%
Social rent23%
Shared ownership0%
Rent free1%

Ethnicity

13%
14%
47%
14%
White British13%
White Other14%
Asian47%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine26%
No car household38%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent33%
Social rent23%

vs. London

Income vs London-20.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
80%
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)
53
Largest scheme
107 homes · Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB
Pipeline pressure
NONE

Named schemes (500m)

Former T.A Centre, Former T.A Centre, Vicarage Lane, East Ham, E6 4AB107 homes
completed
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

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 6HA

Full postcodeE6 6HA
Postcode districtE6
BoroughLondon Borough of Newham
WardEast Ham South
Latitude51.525468
Longitude0.061853
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